10 Acre Farm For Sale in Somerset £300K Guide...The Agents Got It Wrong

A few people have asked if there's another way to support the channel, so I've added a Buy Me a Coffee link in the description below. If you ever feel the videos have been useful or saved you time, you're very welcome to use it. There's absolutely no obligation at all — just watching, liking and commenting is already a huge support. https://buymeacoffee.com/smallholding... 🏠 Property Recap — Brick Chimney Farm • Period 4-bed farmhouse — comprehensive renovation required, unoccupied for some time • Stone barn conversion — 3 bedrooms, kitchen/dining room, first-floor sitting room in the eaves • Courtyard of outbuildings — garage/workshop, stable barn, timber stables • ~10 acres level pasture — main block in 3 enclosures plus separate 2.6-acre paddock • Very poor and dilapidated condition — waste and debris throughout, no electricity, previous unauthorised access. Full clearance buyer's responsibility 📋 What the Legal Pack Reveals Court of Protection Sale Section 215 Notice — Tidy-Up Order • Somerset Council served a Section 215 Notice in 2023 requiring removal of waste and debris from the site • The property has unregistered title — ownership is traced through a chain of old documents going back to 1925 25% Overage for 10 Years • A 10-year overage applies to part of the property — 25% of uplift triggered by any non-agricultural planning consent Selwood Garden Community — Why the Guide Was Wrong • The property sits on the edge of the Selwood Garden Community development area • Planning consent for major housing, commercial and associated infrastructure on adjacent land — Section 106 registered October 2025 💭 My Verdict ✅ Why It Sold at £655,000: • Adjacent major consented development changes the strategic land value entirely • Seven bedrooms of existing accommodation plus courtyard and 10 acres on the edge of one of Somerset's most desirable towns • Barn conversion represents existing residential consent — real value regardless of condition • Multiple bidders going head-to-head — genuine competitive tension, not one buyer running away with it ⚠️ Why the Guide Was Wrong: • A £300K guide next to a consented major development was always going to dramatically understate the market • Other lots in the same auction didn't reach reserve — this wasn't a rising tide. This specific property attracted specific interest for specific reasons • The instinct I raised in the original video — that this was being set up for developer interest — looks well-founded in hindsight • The agents knew what was next door. A low guide generates interest and competitive bidding — but you could argue it also meant some buyers who couldn't stretch past £500K wasted their time preparing to bid on a property that was never realistically going to sell near that number 🎬 Chapters 00:00 — Intro: A Lot Of Property For The Money 01:15 — Property Photos 03:45 — Agent Listing 06:07 — Somerset Location 09:09 — The Legal Pack: Court of Protection & Section 215 09:50 — Unregistered Title — What It Means 10:30 — The Auction Livestream 13:57 — Did the Agents Get It Wrong? #propertyauction #auctionresult #farmforsaleuk #smallholdingforsale #somerset #fromeProperty #auctionproperty #propertyinvestment #ruralpropertyuk #farmhouserenovationuk #smallholdingforsaleuk #buyingasmallholding #propertydevelopment #auctionresultuk #selwoodgardencommunity