A rare opportunity to purchase an outstanding residential and mixed farm located on the Berkshire Downs | About 498 acres
Warborough Farm is a traditional livestock farm with a vast amount of potential to either continue as it is or with scope for diversification. Extending to approximately 498 acres the majority of the land is rolling permanent pasture with areas of temporary leys/arable land to the north and mature woodland, copses and shelter belts of trees interspersed throughout the farm which provide the basis for a good family shoot.
The farm has wonderful flora and fauna with a fantastic array of indigenous wild flowers established approximately 38 years ago in many of the fields. There may also be the opportunity to incorporate further sustainable features such as the latest ELMS (Environmental Landscape Management Schemes); the farm is currently included in an ELS/HLS agreement so has many of the credentials needed as well as providing the opportunity for potential carbon offsetting and rewilding.
Warborough Farmhouse is an unlisted late Georgian farmhouse of traditional red brick construction under a slate roof with spectacular views over open countryside from many of the rooms.
The oak front door opens into a stone-flagged entrance hall with doors to an impressive dining room with open fireplace, glass doors to the veranda to either side and a fine oak staircase; and into an attractive panelled drawing room with large open fireplace. Both rooms have bays windows with sash windows and window seats. From the entrance hall doors lead down to a cellar, to the cloakroom and to the sitting room with large bay window, open fireplace and secondary staircase to the first floor. A passage leads to the large farmhouse kitchen with adjacent breakfast room and folding glass doors to the office and shower room, both having French doors on to the terrace. Off the kitchen is a large larder and utility/boot room with back door leading to the car port and boiler room.
On the upper floor are two double bedrooms with en-suite bathrooms, a further three bedrooms, and family shower room.
Warborough Farmhouse is an interesting unlisted property with great views and has the potential to extend or re-arrange the current living areas subject to the necessary planning consents.
The farmhouse garden is attractive, south facing and very well laid out comprising flowers beds and lawn providing a super outlook from the farmhouse. Adjacent to the house is a flagstone floor seating area which is also accessed via the French doors from the farmhouse, perfect for entertaining. A level area of lawn is closest to the farmhouse with a small step up to a central walkway which is lined with flowerbeds and opens into a larger lawned area with mature trees and borders part of the farmland. The garden is partly walled offering privacy and shelter and adds to the character. Beyond the garden wall is a productive vegetable patch.
Adjacent to the farmhouse is a large yard surrounded by traditional buildings on all sides. Currently utilised for office, agricultural and general storage space the buildings could be used for alternative uses with the correct planning consents.
The buildings are of part traditional red brick construction and part timber clad under a slate roof and comprise; a detached two storey office with tack room, general store and two attic rooms above with adjoining wood store and garage; a traditional stable block with two internal stables, agricultural store, an impressive timber framed former Tythe Barn dated 1859 with adjoining hayloft and in part the original flooring is in place, there are a further five inter connecting general purpose storage rooms, a boiler room and entrance hallway to the adjoining two bedroom single storey cottage. Completing the outbuildings is an attractive part timber clad under clay tile roof stable block comprising three stables, hay store and feed room
Cottages: No 1 Warborough Farm Cottages Located off Warbrorough Road is No 1 Warborough Farm Cottages which is detached and surrounded by private gardens and benefits from views across the farmland and private off road parking. A garden path to the front door leads into the entrance hall from which there is access to the kitchen with adjoining larder and door to the garden, a family room is accessed from the kitchen and has an adjoining downstairs bathroom and also the useful boot room which also has a back door to the garden and private parking area. Also on the ground floor is the dining room and sitting room. On the first floor are three double bedrooms, a further bedroom, office and family bathroom.
No 2 Warborough Farm Cottages Also located off Warborough Road and to the north of the farmhouse and farm buildings is No 2 Warborough Farm Cottages. A detached cottage with private gardens it is accessed from the front garden where a garden path leads to the entrance door. On the ground floor is a kitchen/dining room with a larder and adjoining utility room and boot room to the rear with access to the back garden, a sitting room with three bedrooms and a family bathroom on the first floor.
No 3 Warborough Farm Cottages No 3 Warborough Farm Cottages is located on the western edge of the traditional courtyard of farm buildings. The cottage was converted in 2011 and comprises utility, kitchen/breakfast room, sitting room, two bedrooms one with adjoining shower room and a bathroom.
Farm Buildings: Beyond the traditional farm buildings are a range of farm buildings. Mainly of modern construction the buildings are currently used for agricultural purposes and briefly comprise; 4 x bay open sided concrete portal framed agricultural building, 3 x bay clad steel portal framed building with double doors and currently utilised as a workshop, 3 x bay steel portal framed building which is part open sided, Dutch barn with double doors, double span steel portal framed livestock building which is part concrete part timber clad with covered area which joins another steel portal framed livestock building which is part open sided; both buildings are utilised for livestock purposes, 7 x bay steel portal framed agricultural building open to one side, silage clamp and farm machinery parking areas. There are three large poly tunnels which are utilised for overwintering sheep however these could be removed or with the correct planning permission the foot print could be used for other purposes. The farm buildings have their own access from Warborough Road and can also be accessed from the yard adjacent to the farmhouse.
The Land: The farmland at Warborough comprises of permanent pasture and arable fields. The majority of the farm is currently used for grazing purposes, approximately 307 acres, with a further 126 acres included in a standard arable rotation including grass leys. The farm is undulating with the grazing land being to the south and central belt of the farm with the arable fields located on the flatter ground to the north.
Warborough Road divides the farm and provides various access points onto the land. There are also internal field gates throughout.
Located within field parcels 3848 and 5646 is an ancient scheduled monument known as Segsbury Camp (reference no. 1017717 on the Historic England website). The monument is an old Iron Age hillfort with surrounding ditches and ramparts. The monument is located at the highest point of the farm with far reaching views and is laid to grass and wildflowers.
On the edge of Letcombe Regis are the village allotments which are currently fully occupied. The allotments are shown as field parcel 1511 on the farm plan and have their own access from South Street.
Farming: Warborough Farm is currently run as a successful sheep farm incorporating an arable rotation. The farming operations could be continued by the new owners or utilised for many different purposes.
Woodland: The woodland at Warborough Farm extends to approximately 52 acres of mainly broadleaf species. Much of which was planted by the current owners and occupies some of steeper banks on the farm.
Sporting: The farm is perfectly suited for various sporting activities with mature woods and shelter belts with rolling hills provide a good backdrop for a pheasant and/or partridge shoot with the topography providing high and challenging birds. There are a number of hunting/cross country jumps dotted across the farm.
Method of sale: Warborough Farm is offered for sale as a whole, by private treaty. Subject to the residential tenancies noted below. Further details are available from the Vendors agents.
Wayleaves, easements and rights of way: The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not. A public footpath and a bridleway cross over the land. There are also permissive paths crossing the western side of the farm which forms part of the Higher Level Stewardship Agreement (HLS) which is due to expire in September 2022. Further details are available from the Vendors agents.
Access: The Vendors would like to retain a right of access to a Sarsen memorial stone which is located within the woodland parcel 1667 on the sale plan. Further details are available from the Vendors agents.
Basic Payment: The entitlements to the Basic Payment are included in the sale. In the event that the property is sold in lots the entitlements will be included with the eligible land on a pro rata basis at the discretion of the vendor (or their representatives). The vendor has submitted a claim for the current scheme year and will retain the payment for this scheme year in its entirety. The vendor will use reasonable endeavours to transfer the entitlements to the purchaser as soon after completion as the transfer rules allow.
Schemes: The majority of the land at Warborough Farm is entered into an Entry and Higher Level stewardship agreement with effect from 1st October 2012, for a ten year term which is due to expire at the end of September 2022.
The purchaser will be deemed to have full knowledge of the scheme and will take it on and comply with the scheme from completion if necessary. The Vendor will retain any ELS/HLS payments payable up to completion. Further details are available from the Vendors agents.
Designations: Warborough Farm is set in the North Wessex Downs Area of Outstanding Natural Beauty and there is a Scheduled Ancient Monument known as the Segsbury Camp towards the southern boundary. The farm is also within a Nitrate Vulnerable Zone (NVZ). Further details are available from the Vendors agents.
Ingoing valuation: In addition to the purchase price the purchaser will be required to pay for:- Growing crops and all beneficial cultivations, sub soiling, moling and acts of husbandry since the last harvest at current CAAV rates or contract rates where applicable; Seed, fertilisers, manures and sprays applied to the growing crops since the last harvest at invoice cost; All seeds, sprays, fertilisers, fuel, oil and other consumables in store at invoice cost.
Early Entry: Early Entry may be permitted on to fields that have been harvested at the purchasers own risk following exchange of contracts. Further details are available from the Vendors agents.
Sporting, timber and mineral rights: All sporting timber and mineral rights are included in the freehold sale, in so far as they are owned. Overage: An area of the farm will be sold subject to an overage clause. Further details are available from the Vendors agents.
Covenants and/or restrictions: There are restrictions / covenants listed on the Land Registry Title deed, details of which will be made available by the Vendors solicitors on request. Fixtures and fittings: All items usually regarded as tenants fixtures and fittings and equipment, including curtains, together with garden ornaments and statuary, are specifically excluded from the sale.
Employees: There are farm employees who will be transferred to the Purchaser under the Transfer of Undertaking of Employment Regulations (TUPE). Further details are available from the Vendors agents.
Local authority: Vale of White Horse District Council (01235 422422)
VAT: Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property, or any part of it, or any right attached to it, becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.
Health and safety: Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings and machinery.
Solicitors: Gardner Leader, White Hart House, Market Place, Newbury, Berkshire RG15 5BA
Postcode: OX12 9LF
Viewing: Strictly by confirmed appointment with the Vendors agents Strutt & Parker, Oxford 01865 366641 or London 020 7318 5166.
This property has 498 acres of land.
Warborough Farm lies approximately ½ mile south of the attractive Oxfordshire village of Letcombe Regis and approximately 3 miles south west of Wantage, a popular historic market town which provides all local amenities. Newbury to the south east and Oxford to the north east are both around 18 miles away and are larger regional hubs offering a wide range of shops, restaurants and entertainment as well as links to London and the wider transport network. The M4 motorway is easily accessed at junction 14 approximately 10 miles south of the farm. The farm is therefore very well connected with local transport networks easily accessed without being compromised on privacy. The farm is wonderfully positioned in the north of the Berkshire Downs which are part of the North Wessex Downs AONB. The southern boundary of the farm is part of a continuous ridge of high ground which is the route of the Ridgeway, described as Britains oldest road, an ancient track which extends from Wiltshire along the ridge of the Berkshire Downs to Buckinghamshire.
There are many regional sporting and recreational activities in the area. The Ridgeway is accessible from the farm road to the south of the farmhouse providing miles of walking, cycling and riding. For equestrian and racing enthusiasts Newbury Racecourse provides both national hunt and flat racing throughout the year with Cirencester, Beaufort and the Royal County of Berkshire Polo clubs all within a 50 mile radius.
From the church in Letcombe Regis head south on South Road continuing onto Warborough Road (the village allotments will be on your right hand side), continue for approximately ½ mile and the farmhouse and farm buildings will be on your left hand side.Read all