Powdermill Lane, Battle, East Sussex, TN33

A rare and exciting business investment opportunity to acquire a well-established, multi-faceted rural business with considerable scope for further growth and development - to include 9 fishing lakes, 8 holiday chalets, 30 pitch touring park, 8 glamping pods, cafe & retail premises, tenanted offices and residential holiday & letting accommodation.

In addition to the core fishery business, Wylands has undergone significant development and diversification since 2020 and now presents an exciting business investment opportunity with diverse income streams.

A former Dutch barn has been converted into a charming two-storey café, which has established a strong local reputation and a loyal customer base contributing consistent daily footfall to the site. Unused farm buildings have been thoughtfully redeveloped into commercial rental spaces, currently let to a diverse range of tenants to provide a reliable secondary income stream, while also bringing in regular visitors and enhancing the site’s vibrancy. This blend of retail and service-oriented tenants fosters a community atmosphere, turning Wylands into more than just a fishery—it’s a rural destination.

There is extensive accommodation including a farmhouse used as a residential let and a number of holiday lodges, glamping units and a touring caravan site.

The property also includes approximately 50 acres of mature woodland, which has yet to be fully explored for its commercial potential. This area offers future owners a number of possibilities, including sustainable timber and firewood production through coppicing; accessing woodland grants or government incentives; developing eco-tourism activities such as glamping, forest schools, or nature trails.

THE FISHERY
Wylands is widely regarded as one of the UK’s best angling centres with 9 prestigious lakes set in the beautiful ‘1066’ countryside, Wylands caters for all anglers from the novice to the specimen hunter, complimented by great facilities 12 months of the year.

LAKESIDE CAFÉ (EPC rating C)
A former Dutch barn has been converted into a charming two-storey café, which has established a strong local reputation and a loyal customer base. Wylands Farm Café serves both visitors to the fishery and the wider community, contributing consistent daily footfall to the site and is a popular eatery with locals and visitors alike. The cafe serves a variety of homemade food made from locally sourced ingredients. The cafe's menu includes a range of breakfast items, including full English breakfast, porridge, and breakfast sandwiches. For lunch, customers can choose from a variety of sandwiches, wraps, salads, and homemade soups. The cafe also offers a selection of cakes, pastries, and desserts, all made on-site.

Wylands Farm Café has indoor and outdoor seating, with the first floor seating area offering up stunning views of the surrounding lakes and countryside.

RESIDENTIAL ACCOMODATION (EPC rating TBC)
A substantial traditional farmhouse property currently sub-divided to for two separate residential dwellings, one is currently occupied by the site manager and the other is tenanted at a rent of £975 per calendar month (£11,700 per annum), and consists 3 bedrooms, living room, kitchen and bathroom.

The second dwelling is occupied by the site manager and forms part of their employment contract. It consists 2 bedrooms, kitchen, living room and bathroom.

HOLIDAY ACCOMMODATION
Wylands farm boasts a variety of holiday accommodation offerings around the site for angling enthusiasts and leisure seekers alike, these include;

Chalets
4 x 1 bedroom lakeside view chalets hired out at £95 per night.
4 x 1 bedroom fisherman’s chalets hired out at £85 per night.

Touring Site
Lakeside touring field offering a mix of 30 casual and seasonal pitches with hook ups suitable for touring caravans, campervans, motorhomes, trailer tents and tents, with prices starting at £25 per night.

Glamping Pods
6 x lakeside glamping pods with access straight onto the lake, hired out at £50 per night.

Lodges
4 twin unit holiday lodges with countryside views.
3 lodges are sold into private ownership on holiday licences and pay a pitch fee of £5,600 including VAT. Utilities are charged separately.

1 x park owned twin unit consisting a 2023 Willerby Pinehurst.
Available by way of separate negotiation at the point of sale.

RETAIL & OFFICES
A substantial detached timber clad building with parking to the front, currently occupied in part and operated by the owners, the building is subdivided to provide reception facilities, fishing tackle shop and retail unit on the ground floor.

The ground floor includes a retail unit which is operated on a leasehold bass at a current passing rent of £12,500 per annum.

To the first floor is a modern self-contained suite of office accommodation with open plan working area, individual offices, meeting room and welfare facilities. Currently the premises is occupied by the current owners of Wylands Farm and will be vacated upon completion of the sale. It is estimated the modern office suite could be let for a rental figure in the region of £30,000 per annum.

THE BUSINESS HUB (EPC rating C)
Wylands Farm Business Centre where innovation meets productivity, and every business endeavour finds its ideal environment.

OFFICE ACCOMMODATION (EPC rating D)
An attractive detached brick built office premises with views out over one of the lakes. The property is currently sub-divided into four self contained office suites, currently 3 are let out with each tenant paying a rent of £3,863 + VAT per annum.

The building also provides one of the WC facilities for the lakes.

WORKSHOP
Workshop / barn

ADDITIONAL BUILDINGS ON SITE
Detached timber welfare facilities unit provide male and female washrooms.

Development barn – planning permission has been applied for the conversion of the building into 7 further business units providing additional letting potential once developed.


GENERAL INFORMATION

Services
Electricity – mains; Water – mains; Gas – LPG. Bulk tanks.

Planning
The site has the benefit of permanent planning permission granted by Rother District Council. Full details are available upon request.

Local Authority
Rother District Council. www.rother.gov.uk

Accounting Information
Financial information will be made available to interested applicants following the inspection of the property.

Plans, Acreages & Boundaries
The plans provided are for identification and guidance purposes only. Purchasers must satisfy themselves on the location of all boundaries Any acreages, areas and measurements quoted are for guidance purposes only.

Viewing
Strictly by prior appointment with the Vendor’s Joint Sole Agent, Samuel & Son, Horam.
Tel: 01435 810077. Joint Agent Sanderson Weatherall.