£1,800,000 /Sale price

Introduction Holyfield fishery represents a rare opportunity to acquire an established fishing complex and mixed use property on the edge of the Lee Valley with frontage onto the river Lea. The property comprises 3 mature lakes, a bailiff's cottage and grade II listed barn with planning permission for conversion to a 5 bedroom dwelling, set within grounds extending to 14 acres (5.6 Ha). Location The property is situated in the Fishers Green settlement, on the edge of the Lee Valley Park with direct access to the country park, lakes and river Lea. Local amenities include the Lee Valley White Water Centre, (2012 Olympics water sports venue), Wildlife Discovery Centre and Animal Adventure Park. The village of Nazeing is within close proximity providing local shops and amenities, restaurants, and leisure facilities including Nazeing Golf Course. The larger towns of Waltham Abbey and Cheshunt are situated within 1.5 miles south and west of the property. Cheshunt Station is less than 1 mile distant providing frequent train services to London Liverpool Street, Tottenham Hale, Stratford and Cambridge. The property has excellent road links to M25 (Junction 26) - 2.5 miles, M25 (Junction 27 - M11) - 6 miles, A10 - 2 miles. Holyfield Fishery is accessed off Fishers Green Lane, set back from the road via a gated entrance. Holyfield Fishery An established fishing complex which has been within the same family ownership since 1981. The lakes were excavated during the 1980s creating a popular commercial coarse fishery, originally operated on a day ticket basis and now as a private syndicate. The fishery comprises 3 mature lakes extending to a total water area of 4.9 acres together with two further stock ponds. The fishery is served by a central car park. Top Lake - extending to 1.5 acres with an average depth of 3-5 ft and 10 swims. Stocked with carp and mixed coarse fish species. Match Lake - extending to 0.35 acres with an average depth of 3-5 ft and 6 swims. Purpose built match lake socked with mixed coarse fish species. Main Lake - extending to 3.1 acres with an average depth of 3-5 ft and 20 swims. A specimen carp lake, well stocked with carp to 37lbs+, double figure bream, tench, rudd, roach, perch & gudgeon In addition, the western boundary borders the river Lea, providing approx. 200m of river frontage and fishing rights and 5 swims. Bailiff's Cottage The fishery benefits from manager's dwelling in the form of a 2/3 bedroom chalet style dwelling converted from the former clubhouse providing approximately 1,755 sq ft of accommodation, briefly comprising: Entrance Porch 2.7m x 2.8m Utility Room 2.9m x 3.0m Kitchen 3.9m x 3.9m Dining Area 2.5m x 2.5m Conservatory 3.6m x 2.5m Lobby 2.4m x 2.3m Bedroom 1 3.1m x 3.6m Dressing Room 3.1m x 2.0m Lounge 5.7m x 6.1m Study 1.7m x 2.5m Bedroom 2 (En suite) 7.2m x 3.5m The cottage is enclosed by closed barded fencing with gated access, rear garden and kennels. The dwelling requires modernisation throughout and is subject to an occupancy condition relating to the management of the fishery. Holyfield Barn Situated behind a small copse in the south west corner of the site is a Grade II Listed timber barn contained within 0.5 acre of grounds. Permission was granted in 2023 for conversion to a 5-bedroom residential dwelling providing over 2,700 sq ft of accommodation, including the rebuilding of the lean-to side extension and construction of a front extension. Outbuildings Located between the car park and the lakes is a former fish house building containing recirculation tanks and kitchen/retail area, together with a large pagoda and greenhouses. Paddocks In the north eastern corner of the site above the match lake is approximately 2 acres of grass paddock, accessible from the top lake car park. The land may be suitable for a range of uses subject to planning. Planning & Development The property benefits from planning permission for the conversion and restoration of Holyfield Barn to a 5-bedroom Residential Dwelling Ref - EPF/0070/23, granted September 2023. Income The coarse fishing business is currently operated on a private syndicate basis, although Holyfield has previously been operated on a more commercial, day ticket basis. Income and membership information available upon request. Website Services Mains electricity and mains water connected. Private drainage to two separate septic tanks.