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Wood Farm

Wood Farm

Wood Farm comprises a substantial three bedroom house with significant potential for further extension (subject to planning) and an established lake used as a popular commercial coarse fishery, near to Wigan.

Key Facts

Substantial three bedroom house
2.80 acres stocked lake
Established local coarse fishery
37 Pegs stocked with fish up to 32lb
Opportunity to extend (subject to planning)
Excellent location and amenities
Recently modernised
Lake stock includes Carp, Tench and Barbel
Loyal client base of local anglers
Stock pond included in sale

The lake currently comprises an established coarse fishery (Beacon View Lake). The lake is well-landscaped, established, and has some 37 fishing pegs. We are informed the fishery is well-stocked with carp, tench, barbel etc with mirror and common carp up to 32lbs.

The day ticket fishery has a loyal client base, it also has matches and night fishing by appointment and it is considered that there is potential to further develop this aspect of the property/business if a purchaser was inclined to do so.

There is a further stock pond located in the front paddock and at the rear of the lake. All the fish in the lake and stock ponds are included in the sale. However, the vendor makes no warranty as to the quantum, age, size, species or condition of such fish stocks.


  • House: 0.21 hectares (0.53 acres)
  • Lake: 1.13 hectares (2.80 acres)

Dwelling house

A substantial three bedroom detached bungalow of brick construction with a tile roof. The house was constructed in the mid-1980s to a high standard and is set in a commanding position with extensive views. It is considered that the house has significant potential for extension and further improvement subject to obtaining any consents necessary.

The house has recently been revamed in 2023 currently provides the following accommodation;

  1. Entrance Hall – with timber front door.
  2. Inner Hall.
  3. Living Room (8.67m x 4.76m) – with stone hearth and patio doors providing views over the garden and lake.
  4. Kitchen/Dining Room (6.83m x 4.60m) – with fitted kitchen comprising high and low level units, electric ceramic hobs with extractor fan, stainless steel sink and drainer unit, and a solid fuel range cooker and dishwasher.
  5. Utility Room (2.22m x 4.26m) – with sink and plumbed for washing machine.
  6. Family Bathroom (3.39m x 3.71m) – with Three piece suite comprising bath, wash hand basin, low level WC .and shower
  7. Master Bedroom (5.40m x 3.39m) – double bedroom.
  8. Bedroom (2) (4.33m x 3.91m) – double bedroom.
  9. Bedroom (3) (3.46m x 2.94m) – double bedroom.


Externally, the house has a patio garden area to all sides with mature planting, and covered seating areas to the front and rear. To the front of the house is the driveway and the front paddock; to the rear of the house and garden is the lake. To the side of the house is a detached double garage of brick under tile construction with electric door. The garage provides storage and space for parking two cars.


Wood Farm has the benefit of mains water and electricity connections. The property drains to a private system. The house has a central heating system powered by the solid fuel range located in the kitchen/dining room.


The property is offered for sale freehold, with vacant possession available on completion.


Wood Farm is offered for sale subject to an overage condition requiring that the property should be used for a single residential dwelling house and fishery, The overage will provide that in the event of any other development (as defined by the Town & Country Planning Act 1990) on the property, the purchasers (or their successors in Title) shall be liable to pay the vendors a sum equivalent to 50% of any increase in value occurring as a result of such development. The overage will remain in place for a period of 20 years from the date of completion.

Method of Sale

The property is being offered for sale by private treaty. However, the vendor reserves the right to change the method of sale at any time. The property is being offered for sale as a whole


Viewings of the property are strictly by appointment only; A) All descriptions, plans, dimensions, references to condition or suitability for use, necessary permissions for use and occupation and other details are given in good faith and are believed to be correct and intending purchasers or tenants should not rely on them as statements of fact but must satisfy themselves by inspection or otherwise as to the correctness of them;

B) Any electrical or other appliances of the property have not been tested, nor have the drains, heating, plumbing or electrical installations. All intending purchasers are recommended to carry out their own investigations before contract;

Local area

Appley Bridge approximately 0.5 miles south west of Junction 27 of the M6 motorway, with convenient road links to Wigan (6 miles), Skelmersdale (6 miles), Preston (16 miles) and Warrington (18 miles).

Appley Bridge comprises a thriving community with all the facilities usually expected in a village of this size including shops, village pubs, community, faith and sporting organisations etc. The village also has two primary schools (both rated as good by Ofsted).

Appley Bridge also has the benefit of a railway station providing direct services to Southport, Wigan, Bolton and Manchester. There is also convenient connections to the West Coast Main Line by changing at Wigan.


From the M6 Junction 27, leave the junction travelling west on the A5209 (Crow Orchard Road). After approximately 100 metres, turn left onto Back Lane. Proceed south west along Back Lane for approximately 0.4 miles and the property is located on the left hand side.


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