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For Sale: £170,000

Under Offer

Digger Lakes, Verbeer Manor, Cullompton, Devon, EX15

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  • Area


Diggerlakes is an established specimen carp fishery located close to the M5, south of the village of Willand, near Cullompton. Diggerlakes extends to a total of 12 acres (4.85 ha) and comprises two established specimen carp fishing lakes, which are currently operated on a booking basis for day and night fishing. The business has been developed by the current operator over the last 11 years. The current operator holds a 10 year leasehold interest.

Snails Lake
Extending to a total of 5.2 acres (2.1 ha) and an average depth of 4ft, Snails Lake is best described as a maze of channels, islands and bays. This gives the lake an interesting layout enabling anglers plenty of features to fish to on what is a very intimate lake. The lake includes a number of other features including bars, silt runs, gravel, lily pads and overhangs. In 2020 the lake was drained and areas desilted, all silver fish where removed as well as 40 double figure carp to give the existing stock more room.

There are a total of 15 swims on Snails Lake with 12 available for booking at any one time, to give anglers room to move swims.

Perseys Pool
Dug in 2011 Perseys Pool extends to a total of 3.77 acres (1.5ha) with an average depth of 4ft. The lake was excavated and designed in order to give a number of features including four central islands. Perseys Pool has benefit from excellent growth as a result of a destocking programme in 2018, giving the remaining stock room to grow. See the stock list below.

There are currently 10 swims on Perseys Pool, with 8 available for booking (with some double swims).

Fish Stock
Diggerlakes has been stocked with carp from a 3 different sources. The current occupier has taken great care to ensure a balance of providing a large number of carp to sustain catch rates whilst optimising the stocking density for growth and development of the stock in both lakes. The current fish stock is approximately as follows: -

Snails Lake
Initial stocking in 2010. 140 carp in total - all above 10lbs. Approximate breakdown of sizes:
30 to 33lbs - 6 fish
20 to 29lbs - 80 fish
17 to 19lbs - 40 fish
10lbs - 10 fish

Perseys Lake
Initial stocking in 2011. A total of 140 fish over 15lbs. Approximate breakdown of sizes:
30 to 33lbs - 5 fish
20 to 28lbs - 50 fish
15 to 20lbs - 85 fish

There is a block-built toilet/shower block extending to 5m x 5m, operated on a pay as you go basis. Ancillary office.

There are two containers used for storage on site:
8ft x 10ft container
20ft x 8ft container

The containers are used to store the electrical components together with racking and storage of equipment. The sale includes a pellet Auger (dispenser) system for selling 8mm pellets.

Otter Fencing
The site is fully otter fenced with a double layer wire fence with 300mm overhang around the perimeter. In addition, the access road is fenced with a large metal gate at the front of the site.

The Diggerlakes site has permission for all current uses.

96/00097/FULL - Creation of coarse fishing lakes adjacent to existing watercourse - granted January 1996.
11/00727/FULL - Land at NGR303222 109222 (Digglerlakes) Willand, Devon - Construction of lake - granted June 2011.
16/01793/FULL - Land at NGR303020 109313 (Diggerlakes) Willand, Devon - Change of use of land for the erection of a shower/toilet facility - granted January 2017.

The current business model is operating on a booking basis whereby anglers book both their swim and duration of their stay through the Diggerlakes website. The accounts for the year ending December 2020 show a turnover of £75,855. Full accounts are available to interested parties, after viewing and upon request.


The Digger lakes website and automated booking system is included within the sale.

Mains water and electricity. Drainage to a sewage treatment system.

Diggerlakes benefits from a new lease with the landowner which was signed on the 22nd March 2021. This extends the current operators occupation by a further 10 years with the current term now expiring on the 21st March 2031.

The demised premises contained within the lease extends to approximately 12 acres as edged red on the attached plan.

Easements and Access
The easements set out in section 1 of the lease grant the leaseholder the access to the property for them and their customers.

Available upon request.

Rent Review
There are no rent review provisions contained within the lease.

Car Parking
Permitted for the leaseholder as shown on the attached plan. Car parks at the end of both lakes.

The tenant must insure their effects at the demised premises and ensure that appropriate public liability cover.

Assignment is permitted, subject to landlords prior written consent of part or the whole of the demised premises.

To carry out appropriate improvements including erecting swims, pegs, tree work, fencing and improving the accessibility. The costs of these works will be borne by the tenant.

Security of Tenure
The lease specifically excludes all security of tenure provisions relating to the Landlord and Tenant Act 1954.

The rent is not currently subject to VAT. In the event that VAT becomes payable this will be paid by the tenant.

A copy of the lease is available to interested parties, after viewing.

Local Authority
Mid Devon District Council
Phoenix House
Phoenix Lane
Devon EX16 6PP

Guide Price

To be obtained from Fenn Wright. Viewing strictly by prior appointment only. Postcode is EX15 2PE


  • Established and profitable specimen carp fishery
  • 10 year leasehold interest
  • Popular specimen carp fishery with two well stocked lakes
  • Site extending to 12 acres
  • Opportunity for business expansion


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Water & Leisure team on

01206 216555
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