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For sale: South Moor Farm, Racecourse Road, Sedgefield, Stockton-on-Tees, TS21 2HT

Guide Price £1,650,000

Summary: Entrance Hall • Sitting room • Dining room • Games room • Kitchen • Orangery/Breakfast room • Living room • Utility/Boot room • Study • Cloakroom • 6 Bedrooms • 3 en-suite • Family Bathroom • Extensive Gardens • Decking area • Large Patio area • Outdoor and Indoor manege • Stabling for 36 horses

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AddressSouth Moor Farm
Racecourse Road
TS21 2HT
Property TypeFarm House
Sold StatusAvailable
Bedrooms6 Beds
Bathrooms4 Bathrooms
Reception Rooms6 Receptions
ParkingOff Street Parking
EER/EI Ratings

Entrance Hall • Sitting room • Dining room • Games room • Kitchen • Orangery/Breakfast room • Living room • Utility/Boot room • Study • Cloakroom • 6 Bedrooms • 3 en-suite • Family Bathroom • Extensive Gardens • Decking area • Large Patio area • Outdoor and Indoor manege • Stabling for 36 horses

Outbuildings and approximately 38 acres of grassland. For Sale as a Whole with Vacant Possession.

The Farmhouse

The imposing farmhouse is a detached property offering spacious accommodation and a wealth of features such as solid wood doors and open fireplaces. The front door leads to a large entrance hall with its own log burner which in turn leads to a formal sitting room, dining room and through into a games room. The light, spacious sitting room with sandstone fireplace and patio doors overlooks the garden and patio area. Both the games room and dining room contain fireplaces and overlook the surrounding garden area.

The kitchen is fitted with black granite work surfaces, complimentary cream painted wooden floor and wall units, and a Rangemaster with gas hob and electric ovens. The main sink is a Belfast with a solid wooden surround and a secondary Belfast sink sits within the large central island.
There is an integrated dishwasher and plumbing for a large American style fridge.

Adjoining the kitchen is an Amdega Orangery currently used as a breakfast room with large patio doors leading to a decking area and raised beds. Double doors lead off the orangery into a living room with log burner. Leading from the kitchen is a large utility area/boot room with space for washing machine and dryer and a large counter top. A cloakroom/WC and study complete the downstairs

Stairs from the entrance hall lead up to a bright and spacious landing and seating area which provides access to all of the bedrooms. The spacious master bedroom has a walk in wardrobe, an en-suite bathroom with a clawfoot bath, separate shower, WC and hand basin. There are two further large double en-suite bedrooms each with a shower, WC and hand basin. A further three bedrooms offer large double accommodation and there is also a family shower room.

The garden which surrounds the house is mainly laid to lawn. To the rear there is a private, walled decking area with raised beds and to the side a large south facing patio area with views over the surrounding countryside. There is ample parking to the front of the house and to the side for livery users.


Southmoor Farm benefits from five individual stable yards, all with light and airy stables. Four of the stable yards are of block construction and fully enclosed from the weather; with one external steel framed block. Each yard has a secure tack room, feed room and area to store haylage and bedding. A building plan is available on request.

1. Nine stables with concrete yard and tie up area
immediately outside of the barn

2. Seven stables with concrete yard and tie up area
immediately outside of the barn

3. Nine stables of which five are block construction and four of brick construction that have been converted from previous agricultural use

4. Seven stables of block construction with a central area within the barn for general storage

5. Four stables within a steel framed barn with full side cladding and wooden internal partitions

Other facilities

These include a cross country schooling field, wash down bay with overhead hose and drained concrete base, ample trailer parking, WC for livery users, off-road hacking and good access to local bridleway networks. All yard areas are well-lit for security purposes.

Land and Livery

Consisting of approximately 38 acres of good quality grazing land, the land is currently divided into 7 well maintained paddocks. It is well drained, allowing year round turnout. All paddocks are served with automatic water drinkers, and are secure with a mix of post and rail, pig netting and electric fencing. Typically running at full occupancy with waiting list, the well established livery business turned over £61,134 for the year ended
31st March 2016. Detailed accounts are available on request.

Indoor and Outdoor Arenas

The indoor arena is suitable for a variety of disciplines in addition to the competition size outdoor arena. The indoor arena measures 50m x 25m and comprises a Cushion Track Premier surface which is fully lit, and has a full set of show
jumps and viewing gallery. The outdoor arena measures 60m x 20m, and is constructed of a well drained silica sand/rubber crumb surface

Approximate Mileages

Sedgefield 2 miles • Wynyard Park 7 miles • Wolviston 10 miles • Stockton-on-Tees 11 miles • Durham 15 miles • Hartlepool 16 miles

Local information

There are two primary schools and a secondary school in Sedgefield. Independent schools nearby include Red House School at Norton and several in Durham City including Durham School. Sedgefield has a large range of pubs, restaurants, hotels and shops and many other local facilities, including Sedgefield Racecourse and Knotty Hill golf course. Major trunk roads such as the A19, A167 and
A1 are very easily accessible from Southmoor Farm.

The house is well heated throughout with most rooms having double paneled radiators fired by a woodchip biomass boiler contained in the adjoining outhouse. The biomass boiler is registered to a Renewable Heat Incentive (RHI) Scheme which we understand is due to expire in approximately two years. We understand that it provides a payment of approximately £5,200 per annum. Secondary heating consists of three wood burning stoves throughout the property. The cooker hob runs from bottled calor gas and the whole farm is served by mains electricity and water. Sewerage is to a septic tank located on the property.

Sporting and Mineral Rights

The sporting and mineral rights are not included in the sale.

Basic Payment Scheme

The land has been registered for Basic Payment Scheme purposes, and the 14.55 non SDA entitlements may be available by separate negotiation. H&H Land and Property will
arrange transfer of the entitlements for a fee of £250 plus VAT. There are currently no Stewardship Schemes on the land.


Access is provided by a wholly owned, well maintained track from Racecourse Road, adjacent to the distinctive red sign.

Additional Details

Council Tax Band: D. EPC rating: E49. Tenure: Freehold. Business rates £810/month.


The property is sold subject to all rights including rights of way, whether public or private, rights of light, support, drainage, water and electricity supplies and other rights, obligations and easements, quasi-easements and restrictive
covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes, whether or not constituted in the title deeds or referred to in these particulars. Further, the Property is sold on the basis that the mines and minerals together with powers to work them are excepted. The Buyers will be held
to have satisfied themselves as to the nature of any such burdens where applicable.

Method of Sale

The property is offered for sale by Private Treaty. Interested parties are advised to register their interest with the selling agent at an early stage as a closing date may be set following a period of initial marketing. The Sellers reserve the right to
amalgamate, withdraw or exclude any of the property shown at any time or to generally amend the particulars.

Money Laundering Regulations

Prospective Buyers should be aware that in the event that they make an offer for the property, they will be required to provide us with documents in relation to Money Laundering Regulations, one being photographic id, i.e. driving licence or passport and the other being a utility bill showing their address. These can be provided in the following ways: call into our office with, or post to us, the original documents for us to copy; or a certified copy provided via your solicitor.


Viewing of Southmoor Farm is strictly by arrangement with the sole selling agents H&H Land and Property.

Selling Agents
For further details or a confidential discussion please contact the selling agents Tim Sedgewick or Helen Forbes. or T: 0191 370 8530.

Important Notice

H&H LAND AND PROPERTY Ltd for themselves and for the Vendor or Lessors of this property, whose Agents they are, give notice that:
(i) the particulars are set out as a general outline only for the guidance of intending Purchasers or Lessees and do not constitute, nor constitute part of, an offer or contract;
(ii) all descriptions, dimensions, areas references to condition and necessary permissions for use and occupation and other detail are given as a guide only and without responsibility and any intending
Purchasers or Tenants should not rely on them as statements or representations of fact but must satisfy themselves, by inspection or otherwise, as to the correctness of each of them; no employee of H&H LAND AND PROPERTY Ltd has the authority to
make or give any representation or warranty whatever in relation to this property nor is any such representation or warranty given whether by H&H LAND AND PROPERTY Ltd. or the Vendors or the Lessors of this property.
(iii) The making of any offer (bid) for this property will be taken as an admission by the intending Purchaser that he has relied solely upon his own personally verified information, inspection and enquiries.
(iv) The photographs depict only certain parts of the property. It should not be assumed that the property remains as displayed in the photographs.
(v) Where any reference is made to planning permissions or potential uses, such information is given by H&H LAND AND PROPERTY Ltd in good faith. Prospective Purchasers should make their own enquiries with the Local Planning Authority into such matters.
(vi) The Vendors reserve the right to amalgamate, withdraw or exclude either of the Lots shown at any time and to generally amend the particulars or method of sale.
(vii) The property is sold subject to reserve(s).
(viii) H&H LAND AND PROPERTY Ltd reserve the right to sell privately without imposing a closing date and do not bind themselves to accept the highest or any offer.

These particulars have been prepared in accordance with The Business Protection from Misleading Marketing Regulations to give a fair overall view of the property.

Particulars prepared: June 2018

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Register your Interest: South Moor Farm, Racecourse Road, Sedgefield, Stockton-on-Tees, TS21 2HT