A picturesque residential farm on the edge of the North Wessex Downs in an exceptional location

  • 4
  • D Energy Efficiency Rating

A picturesque farm on the edge of the North Wessex Downs in an exceptional location

Trindledown Farm, Webbs Lane, Beenham, Reading, Berkshire RG7 5LJ

Beenham 1.3 miles, Reading 8.4 miles, Newbury 10.5 miles, M4 motorway 4 miles, Reading station 9.1 miles, London 49 miles, Heathrow airport 35 miles

Features: Secluded four bedroom farm house in a superb private setting

Selection of modern farm buildings with potential (STP)

Arable, pasture & woodland

About 106 acres (43 ha) in total

For sale as a whole or in two lots

Lot 1 Trindledown Farm house, outbuildings and 58 acres of pasture and woodland.

The house is located in the core of lot 1 surrounded by its own land Given the property’s location and setting it could be improved subject to planning (STP) to make even more of the superb private setting.

Farmhouse On the ground floor the house contains a large kitchen and breakfast area with delightful views overlooking the garden which can also be enjoyed from the main hall. Beyond the inner hallway is a good sized conservatory, dining room and a large sitting room with an open fire, which makes a wonderful entertaining space. The sitting room and conservatory also benefit from doors onto a south facing patio ideal for the summer months.

Currently one downstairs room is being used as a gym that has the potential to be turned into another bedroom or study. This is an exceptionally practical house for family living and entertaining.

Upstairs there are three large bedrooms, all with en-suite bathrooms. In addition the principal bedroom also enjoys a large dressing room with en-suite bathroom opposite. All the bedrooms have stunning views of the gardens and surrounding land. Trindledown Farmhouse is subject to an agricultural occupancy condition (AOC). Further details are available from the vendor’s agent.

Outside Outside there is a three bay car port, a log store and a utility room with a fantastic wine cellar. All of this can be easily accessed from a door at the end of the hallway.

Farm Buildings The farm buildings at Trindledown are currently being used for the storage of hay and machinery. There are 3 main barns suitable for agriculture and a variety of other uses. They are situated in a spacious yard with great potential for new buildings to be added (STP). The farm buildings could also provide additional income through alternative uses such as rural office space (STP).The barns have 3 phase electricity however this is in need of modernisation. The farm buildings include:

1. 37m x 11m – 8 bays steel frame with sheeted roof and back open front. 2. 23m X 9m – 5 bays steel frame sheeted roof open front. 3. 30m x 8.5m – steel framed sheeted roof

The land About 58 acres The land comprises 37 acres of pasture and 14 acres of woodland. The land is attractive rolling pasture split into three main fields with the house situated in the centre and looks over 6 acres of woodland to the south.

There is good access from the main farm yard and it is together in one block. There are no rights of way that cross this lot.

General Method of sale: Trindledown Farm is offered for sale as a whole or in two lots by private treaty.

Grazing license: There is currently a summer grazing license on the majority of the grassland at Trindledown Farm it is due to expire on the 30th September 2020. Further information is available from the vendor’s agent.

Local authority: West Berkshire county council, Council Offices, Market Street, Newbury, RG14 5LD

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.

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.

EPCs and Council Tax: Property EPC Band: D Council Tax Band: F - 2019 payment Trindledown Farm House £2,520.37

Sporting, timber and mineral rights: All sporting timber and mineral rights are included in the freehold sale, in so far as they are owned.

Ingoing valuation: In addition to the purchase price the purchaser may 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. Enhancement of £30/ acre/ month from the date of establishment to completion. Lime and chalk applied since the last harvest at invoice cost of the materials and spreading.

Designations: Area of Outstanding Natural Beauty (AONB). There is an agricultural occupancy condition (AOC) on the farmhouse. Further details are available from the vendor’s agent.

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.

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.

Fixtures and fittings: All items usually regarded as tenant’s fixtures and fittings and equipment, including fitted carpets and curtains, together with garden ornaments and statuary, are specifically excluded from the sale. These may be available to the purchaser by separate negotiation.

Postcode: RG7 5LJ

Viewing Strictly by confirmed appointment with the vendor’s agents, Strutt & Parker

This property has 58.81 acres of land.


Location Located on the edge of the North Wessex downs Area of Outstanding Natural Beauty (AONB), Trindledown Farm sits between Newbury and Reading approximately 1.3 miles east of Beenham.

Beenham is a small rural parish half way between Newbury and Reading. It has a primary school, village hall and a pub. The larger towns of Reading and Newbury benefit from a wider range of shops supermarkets, primary and secondary schools as well as a variety of restaurants and public houses. There’s a good range of independent primary and secondary schools to choose from within the area including Bradfield College, St Andrews School, Pangbourne College and Padworth College.

Communications are exceptionally good for London with excellent road access to junction 12 of the M4 within 4 miles at Theale and Reading station just over nine miles away with a fast train to Paddington in 26 minutes.


Directions From the M4 take junction 12. Head south west on Bath road towards Woolhampton for about 2.8 miles. Then take Lambdens Hill Lane on the right opposite Tree World Services. After 1 mile take Webbs Lane on the left and then Trindledown is the first drive on the left.

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Ref: SWF200012

Webbs Lane, Beenham Reading Berkshire RG7

Guide Price

Ref: SWF200012

Webbs Lane, Beenham Reading Berkshire RG7

Guide Price