Location

Upper Farm is situated on the edge of the soughtafter village of Warborough, near Wallingford, in South Oxfordshire. The property enjoys an attractive rural setting with excellent connectivity, located just off the A4074 which provides swift access to Oxford (approximately 10 miles to the north) and Reading (approximately 15 miles to the south).

The village of Warborough offers a strong sense of community and a range of local amenities, Including a village green, primary school, St Laurence Church, and the popular Six Bells pub. A wider range of everyday services can be found in nearby Wallingford, including supermarkets, independent shops, cafes, a theatre, restaurants, medical centre, and secondary schools.

The nearby towns of Abingdon, Didcot, and Henley-on-Thames offer further amenities, while Oxford provides a wealth of cultural, educational and leisure opportunities. Boating and fishing are popular along the nearby stretch of the Thames.

There is a good choice of state and independent schools in the local area. Local primary schools include St Laurence C of E Primary in Warborough and St John’s in Wallingford. Independent schools nearby include The Dragon, St Edward’s and Magdalen College School in Oxford, Cranford House at Moulsford, Radley College and Abingdon School.

Upper Farm is well-connected by road and rail. The nearby A4074 and A4130 provide direct routes to Oxford, Reading and Henley, while Junctions 7 and 13 of the M40 and M4 respectively are within easy reach. Didcot Parkway (approximately 10 miles) provides a fast rail service to London Paddington from around 40 minutes.

Description

INTRODUCTION

Upper Farm, Warborough extends to approximately 578 acres and offers a well-balanced rural portfolio comprising productive farmland, two residential properties, substantial modern agricultural buildings, a former piggery and additional commercial elements.

The land includes a mix of mostly arable fields, with some permanent pasture, river meadows, and woodland. The arable land is in large, regular parcels, predominantly Grade 3 medium loams over clay, and well-suited to modern farming techniques. It is managed in-hand with a combinable cropping rotation of cereals (wheat and barley), pulses (winter beans), and oilseed rape.

There are two bungalows, one three-bedroom (let on an AOC), and a five-bedroom (vacant).

The farmyard has two grain stores (approx. 2,500 tonnes), a machinery store, and extensive concrete hardstanding. The former piggery comprises 80,000 sq ft of buildings including farrowing, weaning, grower, and finishing sheds, with slatted/solid concrete floors, feed bins, an office, and staff facilities. Two clay-lined slurry lagoons (-4 million gallons) have been emptied and refilled.

There is a secure self-storage yard generating additional income.

Upper Farm presents a rare opportunity for farmers/investors seeking a diverse, well-managed rural asset with strong income and development potential.

FARMLAND

The farmland at Upper Farm extends to approximately 578 acres (234 hectares) and comprises a mix of mostly arable land, with areas of permanent pasture, arable reversion, river meadows and established woodland. The arable land is laid out in large, regular parcels, well-suited to modern machinery and capable of supporting a wide range of combinable crops.

The majority of the land is classified as Grade 3 under the Agricultural Land Classification (Provisional) of England and Wales, with some areas of Grade 2 and Grade 4. While soil types largely fall in the Sutton 2 and Denchworth series, the lower lying land to the east of the holding is characterised as slowly permeable clay soils with some loam over clay, whilst the remaining of the holding is well drained, fine and coarse loamy soils over gravel.

The farm has been managed in-hand, with the majority of the arable land operated under a Contract Farming Agreement with a reputable local contractor, focusing on cereals and oilseed rape. The land is in good heart and benefits from modern cultivation practices. A programme of drainage works has been carried out over time, with mapping available upon request. SOYL maps are also available.

The farm is entered into a Countryside Stewardship Scheme terminating in 31st December 2028. The buyer will have the option to take over this scheme upon completion. The farm is also entered into an SFI scheme terminating in 31st May 2027. Copies of both agreements are available upon request.

The farm’s undulating topography, woodland belts and areas of cover have historically provided the backdrop for an in-hand shoot, which could be further enhanced by an incoming owner.

Lot 1: Former Piggery Site and Residential Properties (Approx. 26.39 acres)

Lot 1 includes a substantial former piggery complex extending to around 80,000 sq ft of covered buildings. These comprise purpose-built structures for all stages of pig production—farrowing, weaning, growing, and finishing—featuring slatted and solid floors, external feed bins, and two disused clay-lined slurry lagoons (c. 4 million gallons). There is also a small office and staff building with welfare facilities. Although no longer in agricultural use, the site offers significant potential for alternative uses or redevelopment (STP).

The lot also includes two residential bungalows.

Lot 2: Farmland with Modern Grain Storage (Approx. 267.64 acres)

Lot 2 comprises a large block of productive arable and pasture land, with approx. 177.72 acres arable, 68.95 acres pasture, and 14.98 acres woodland. It lies to the north and west of the A329 and is accessible via Thame Road and the main farm entrance. The land is primarily Grade 2 and 3, with an area of Grade 4, and is well suited to modern agriculture, and farmed under a Contract Farming Agreement.

This lot also contains two modern grain stores (built 2008) offering at least 1,800 tonnes capacity, a lean-to machinery shed, and large areas of concrete hardstanding. A separate, secure container storage yard operates a commercial self-storage business, with fencing, coded gate, and strong income potential.

Lot 3: Farmland (Approx. 279.18 acres)

Lot 3 comprises a substantial area of arable land (approx. 266.36 acres) and 11.02 acres of woodland, lying to the south and east of Thame Road (A329). The land is largely Grade 3, with some Grade 2, and is well laid out in regular blocks with good road and internal track access. It has also been farmed under a Contract Farming Agreement, continuing the productive, modern arable rotation.

Lot 4: Village-Edge Farmyard (Approx. 4.54 acres)

Lot 4 comprises a compact farmyard situated on the edge of Warborough village, just south of the main farm entrance. The site includes three agricultural buildings: a six-bay open-sided Dutch barn, a portal-framed livestock shed, and a storage building of concrete block construction beneath a sheeted roof, along with an open yard area. Its accessible and desirable location lends itself well to a range of potential future uses, including continued agricultural activity, rural business enterprises, or full redevelopment, subject to obtaining the necessary planning consents.