Samuel & Son is presenting an opportunity to acquire a farm within the heart of Horam village comprising pastureland, woodland, ponds and a range of traditional buildings which have been converted into artisanal workshops and business units.

Horam Manor Farm comprises approximately 155.91 acres of woodland, ponds, streams, pasture and a range of traditional buildings that has been given new life for a variety of uses.

Previously a working dairy and arable farm, the estate was taken over by the Ministry of Defence in order to increase food production in WWII and then sold at auction after the war. It has been in the hands of the same family since.

Parts of the property are open to the public, including the popular lakeside café and Horam Manor Stables and Fishery. There is also an eclectic mix of other commercial units and studios occupied by a variety of small enterprises.

The livery is let to a well-established equestrian business offering a range of stabling options and riding lessons. This area comprises 20 timber-clad stable boxes in a U-shaped yard, with three further stables and a tack room. There is also an office and adjoining sand school of just over 9,000 square feet, as well as 23.42 acres of grazing in paddocks.

Approximately 75.64 acres of replanted, ancient and semi-natural woodland, featuring bluebells and primroses, wood anemones, dragonflies and, in season, a proliferation of butterflies. 

The landscape was shaped in Tudor times by the Tudor iron industry, with a series of hammer ponds providing the energy needed for the furnaces. Hornbeam was planted to provide fuel. There is evidence of opencast digging for iron ore, and the orchard area has yielded evidence of a temporary settlement associated with the iron industry.

The fishery is let to a long-standing fishing business and encompasses approximately 3.5 acres of ponds and associated waterways across the farm, these being stocked with carp, tench, perch and bream.

The lakeside café is let to a long-standing catering business and is a popular establishment in the village, comprising a commercial kitchen, utility area, bar, seating areas, stores, staff rest spaces and customer toilets across approximately 2,158 sq ft of accommodation. There is an additional outside garden area of just over half an acre with bench seating overlooking the fishing ponds.

The Cartlodge extends to 1,214.06 sq ft of space used regularly for classes, parties, events and weddings. Having been run and managed in hand to date, this attractive venue generates a sizable income, with bookings already up substantially since Covid-19;  a breakdown of income is available upon request.

There are 18 further traditional buildings which have been converted from their original agricultural purposes to suit a variety of smaller businesses. These converted structures are set around the main farmyard and further concrete yards and areas of hard standing that provide access and parking. There are some further traditional buildings that, while unconverted, hold additional rental potential.

Horam Manor Farm has a gross annual income of between £90,000 and £95,000. A breakdown of the income schedule is available on request.

The solar PV array extends to approximately 31 acres. The land itself is included in the sale but the client intends to retain the established rental income from the original lease until the conclusion of the lease with Solarfields Ltd in 2045.

For more information call Samuel & Son on 01435 810077 or email  or visit

For more like this, sign up for the FREE South East Farmer e-newsletter here and receive all the latest farming news, reviews and insight straight to your inbox.