Land At Wixoe, Stoke By Clare, Sudbury, Suffolk, CO10
- Land size
- 88.87 acres
Description
Productive Arable Farmland
36 hectares of Grade 2 arable farmland.
In all extending to 36 hectares (88.87 acres).
For sale by private treaty as a whole.
Method of Sale
The Property is offered for sale by private treaty as a whole.
Tenure & Possession
The freehold of the site is offered for sale with vacant possession, subject to the right of holdover reserved for the seller.
Environmental Schemes
The land is registered with the RPA and has previously been used to activate Entitlements. There are currently no active agri environment schemes on the property.
Overage
The land is subject to an overage agreement in favour of a previous owner, under which 50% of any increase in value resulting from any form of development is payable for a term that runs until 2084. Further information on the overage provisions is available from the agent. No additional overage, covenant, or restriction will be imposed as part of this sale.
Holdover & Early Entry
The seller will retain a right of holdover until harvest 2026.
Additional Information
The red line boundary on the cover photo is indicative and should not be treated as the formal sale boundary. Please refer to the sale plan for boundary details.
Health & Safety
All viewings are carried out at the sole risk of the viewer and neither the selling Agent nor the Vendor take responsibility.
VAT
Any guide prices quoted or discussed are exclusive of VAT. In the event that the sale of the Property becomes a chargeable supply for the purposes of VAT, such tax will be payable (or become payable by the purchaser) in addition to the purchase price.
Wayleaves Easements & Rights of Way
The Property is to be sold subject to, and with the benefit of, all existing wayleaves, easements, covenants and rights of way, whether or not disclosed.
There is a public footpath crossing the northern section of the Property from east to west, as well as an additional public footpath located along the southern boundary.
Sporting, Timber & Mineral Rights
To be included in the sale so for as these are owned within the property.
Local Authority
West Suffolk Council
Haverhill House
Lower Downs Slade
Haverhill
Suffolk
CB9 9EE
Viewings
Strictly by private appointment with Carter Jonas.
Map Location
Property details
- Tenure
- Ask Agent
- Council Tax Band
- TBC
- Date Posted
- 2026-06-18
Market Value Analysis
Compared with 30 Farmland & Pasture listings in East Anglia (75+ acres).
Utilities & Restrictions
Utilities
- Electricity
- Ask Agent
- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Ask Agent
- Garden
- Ask Agent
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
1.8 Gbps
Superfast
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Mobile signal
Predicted 4G and 5G signal; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Ridgewell Church of England Primary School2.1 milesOfsted report card · Feb 2026
- Ages
- 4 to 11
- Pupils
- 55
- Type
- Academy sponsor led
- Faith
- Church of England
- Kedington Primary Academy2.2 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 208
- Type
- Academy converter
- Coupals Primary Academy2.2 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 290
- Type
- Academy sponsor led
- Westfield Primary Academy2.8 milesOfsted: Good
- Ages
- 3 to 11
- Pupils
- 425
- Type
- Academy sponsor led
- Steeple Bumpstead Primary School3 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 189
- Type
- Academy sponsor led
Secondary
- Samuel Ward Academy3 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,076
- Type
- Academy converter
- Castle Manor Academy3.6 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 760
- Type
- Academy converter
- Stour Valley Community School3.8 milesOfsted: Good
- Ages
- 11 to 16
- Pupils
- 569
- Type
- Free schools
- Hedingham School and Sixth Form6.5 milesNo Ofsted rating
- Ages
- 11 to 18
- Pupils
- 1,177
- Type
- Academy converter
- Ormiston Sudbury Academy9.8 milesOfsted report card · Feb 2026
- Ages
- 11 to 19
- Pupils
- 710
- Type
- Academy sponsor led
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
Environment Agency open data, checked around the advertised map pin for the listed acreage. Long-term risk counts flood defences; the planning map's flood zones do not. Provided by LandSale, not the listing agent, and not part of the agent's particulars. Risk varies across a holding, so verify before committing.
Rivers and the sea
Not at the pin: mapped about 260 metres away.
Planning map: Flood Zone 3, about 240 metres away.
Surface water
Not at the pin: mapped about 80 metres away.
These bandings are the summary. Where this location sits on the flood maps, plus planning activity, heritage and ground risks, is in the full report.
Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.
LandSale full disclaimer
Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
3. No warranty or liability
LandSale gives no warranty, express or implied, as to the accuracy, completeness or fitness for any particular purpose of the information displayed. LandSale shall not be liable for any loss, damage, cost or expense arising directly or indirectly from any use of or reliance on such information, save where liability may not be excluded by law.
4. Updates & feedback
If you believe any detail on this listing is inaccurate, please let us know. We will investigate and, where appropriate, update the listing or notify the agent.
© LandSale | Version 1.3 - August 2026
Listing agent
Carter Jonas LLP - Rural, Cambridge
One Station Square, Cambridge, CB1 2GA
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