3 bedroom detached house for sale

An outstanding opportunity. Set amongst private, beautifully landscaped and thoughtfully designed grounds, this thriving business is well regarded and situated perfectly for accessibly. Sold with a tied Lodge, the property also benefits from outbuildings. extensive car parks and a cafe with attached shop.

Situation
Brinkworth 2 miles, Royal Wootton Bassett 3 miles, M4(J16)
4 miles, Swindon 9 miles, Chippenham 11 miles, Bristol 33 miles

Mainline train station: Swindon to (London/Paddington) 1 Hour

International airports: Bristol International 41 miles

The propertyis situated to the east of the hamlet of Grittenham
and enjoys a rural position with direct road access approximately
3 miles west of Royal Wootton Bassett. The location is ideal for
a commercial fishery and associated Tourism & Leisure being only 4 miles from the M4 motorway
junction 16 which allows easy access to the large town of
Swindon as well as the commercial centres of Bristol, Newbury
and Reading.

Education
There is a good selection of schools in the area
including Brinkworth and Wootton Bassett primary schools with
secondary education available at Swindon, Royal & Wootton
Bassett. Nearby Private Schools include Stonar School and St Margarets Prep, further information can be found on and for state school information see .

Local Facilities
The town of Royal Wootton Bassett provides a good
range of services including a supermarket, diverse range of shops and
a post office in the High Street, two public houses, church, village
hall. The beautiful market town of Marlborough is just 25 minutes away with is well regarded dining and shopping facilities. The City of Bath is within an hour drive and Golf is at Cumberwell and Frome.

Business & Dwelling
Offering an excellent lifestyle business
opportunity for the fishing enthusiast with multiple income
streams and further potential. With a lodge (tied Fishery Occupation)
occupying the site providing three bedrooms and good living accommodation. plus a number of outbuildings,
a modern tackle/ bait shop adjoining a sizeable well equipped lakeside café.
The fishing facilities are extensive, in a beautifully landscaped well thought out setting offering 8 acres of fishing over various lakes and canals with a total of 69 pegs. The business is well established and accounts are available upon signing an NDA.

Residence (bold)
with Occupancy Condition (see Agent's
Notes below) comprising :-
• 3 Bedrooms, re-fitted bathroom + shower room
• Double aspect sitting room
• Spacious Kitchen Diner
• Utility/Boot Room
• WC/Shower Room
• Deck & garden

Retail Premises
Modern purpose built premises of concrete block, walls with box
metal profile sheet cladding/ roof comprising:
• Lakeside café with doors onto decked area overlooking the
Match Lake
• Commercial kitchen with stainless steel units & gas cooker
• Tackle/Bait shop extensively stocked
• Cloakrooms: male, female & disabled WC's

Cafe
A thriving cafe which has been recently refurbished. The cafe is situated overlooking the lakes at the rear of the site, with plenty of off road parking.

Fishing
picturesque and productive coarse fishery with lakes extending
to 8 acres
The fishery contains a variety of coarse fish including:-
• Carp to 25lbs
• Perch to 4lb
• Bream to 5lbs
• Tench to 3lbs
• Roach to 2lbs
• Chubb to 3lbs

Agents Notes
Fox Grant and their clients give notice that: (smaller font than main text body of brochure)
1.They have no authority to make or give any representations or warranties in relation to the property.
2.These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact.
3.Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Fox Grant have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Plans, Areas and Schedules These are based on the Ordnance Survey and are for reference only. Any error or mis-statement shall not annul the sale or entitle either party to compensation in respect thereof.

Local Authority Wiltshire Council

Council Tax Band A

Services Mains water via easement from neighbouring farm. Mains electricity. Oil fired heating in the dwelling. Water treatment plant for waste water.

Fixtures & Fittings Unless mentioned specifically all fixture, fittings and garden ornaments are excluded from the sale.

Tenure The property is sold as Freehold and will be sold with vacant possession on completion.

Particulars Prepared by Charlotte Roberts- Barr - May 1st 2025

Property Code CV,TL,SH

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.