Guide Price £1,100,000 - Under Offer


Pangbourne centre & railway station 10 minutes` walk (fast trains to London Paddington 47 minutes) ● Easy access Reading (6 miles) & Oxford by rail & road ● M4 (junc 12) 6 miles ● Heathrow 45 minutes by car (all distances approximate)

TO BE SOLD AS A WHOLE OR IN SEPARATE LOTS

Lot 1 - Walliscote Farmhouse 1,742 sq ft/162m²
The Fowl House annexe 1,414 sq ft/131m²
Gardens & small Paddock 0.77 acres/0.31 hectares - Guide Price £1.2 m

Lots 2,3 & 4 - Paddocks/Pastureland 31.3 acres/12.7 hectares

Lots 5 - 47 Thames moorings with amenity land, total frontage 1,463 feet/446 metres, 1.18 acres/0.48 hectares
(all measurements are approximate)

Walliscote Farm as a whole - £3.573 million

Description:
A unique opportunity to purchase a wonderful investment and a splendid period 6 bedroom family home, valuably unlisted, with 32 acres (approx.) - paddocks/pastureland, 47 river frontage with moorings. Set within the heart of this famous period Thameside village and surrounded by countryside noted for its outstanding scenic beauty.

This is the first time Walliscote Farm has been on the market for 80 years as it has been in the ownership of the Aldridge family since 1937. The farm itself is situated on the banks of the River Thames overlooking Pangbourne village and Whitchurch Lock. Within easy walking distance to the village centre, shops and train station giving good commuter access to London Paddington.

The 18th century detached Farmhouse, which has some later additions, together with the adjacent annexe, an 18th century very beautiful detached converted residential barn; The Fowl House annexe, could be combined and used as a single dwelling, subject to local authority planning permission, or used as at the moment, as two family occupation if so desired.

Both The Farmhouse and The Fowl House annexe are in excellent order throughout and have pretty, sunny gardens enjoying the southerly sun to the rear of the Farmhouse with a raised terrace for summer dining. An ancient high red brick wall runs the boundary to Whitchurch High Street and the gardens as a whole enjoy a high degree of privacy. There are well-maintained lawns, pretty flower beds and a large brick-laid courtyard between The Fowl House annexe and The Farmhouse and a small paddock.

The Aldridge family have been careful to retain all the best features of the original 18th century building and it has recently undergone refurbishment throughout and redecoration.

The Fowl House annexe underwent a splendid conversion by the present owners, retaining many of the original features of this delightful 19th century building. The sitting room is large with a vaulted ceiling and showing all the original oak beams with lots of windows giving light and a stripped pine floor. French doors give access directly onto the courtyard, similar to the Farmhouse this is in splendid order throughout there is a ground floor suite of bathroom and double bedroom and a graceful staircase leads from the sitting room to the large first floor landing and another suite of double bedroom and bathroom.

Special features:
Walliscote Farmhouse
● Walliscote Farmhouse constructed of flint and brick and possibly dates to the early 18th century with some later 19th century and 20th century extensions
● The property is valuably unlisted
● Due to the close proximity of The Farmhouse and The Fowl House annexe, approx. 6 metres, they might easily be linked to form one property if so desired, subject to local authority planning permission
● The Farmhouse has high ceilings and exposed beams and examples of the old knapped flint, with a pretty quarry tiled hall, original stripped and polished pine floor to the sitting room and bedroom 4
● The kitchen is spacious, with plenty of room for a large table for all the family to congregate around and includes a gas fired 2 oven AGA and sliding patio doors overlooking and giving access to the rear gardens
● There is an open fireplace within the sitting room and bedroom 4
● There is a large wide staircase in stripped original pine giving access to the first floor with a large landing, some exposed beams to the ceilings and 3 pretty original, probably Victorian fireplaces to the bedrooms
● There is a large study area to the first floor, and all the bedrooms are doubles with high ceilings
● Walliscote Farm is set within a conservation area

The Fowl House annexe
● The Fowl House annexe has its origins in the 18th century and was used in the mid-19th century as a stable, cart shed, harness room, loose box and hayloft
● The sitting room is large with a vaulted ceiling and showing all the original oak beams with lots of windows giving light and a stripped pine floor
● French doors give access directly onto the courtyard
● There is a ground floor suite of double bedroom and bathroom
● A graceful staircase leads from the sitting room to the large first floor landing and another suite of double bedroom and bathroom
● The property is in splendid order throughout

● The outbuilding adjacent to Walliscote Farmhouse, The Hen House dairy building, has had a commercial use and of recent times used as a micro-brewery, known as The Hen House Brewery, South Oxfordshire for the last 5 years
● The meadows that lead down to the long river frontage and moorings are spectacularly beautiful and have been kept in good heart by the Aldridge family over many years
● The acquisition of Walliscote Farmhouse, Fowl House annexe, pastureland/paddocks and river moorings offer a wonderful opportunity to not only acquire part of the historic and very beautiful village of Whitchurch-on-Thames but also to own a very beautiful farm on the River Thames which also has, if the moorings were purchased as a whole, a fine commercial opportunity

Summary of accommodation:
Lot 1 – The Farmhouse together with its adjacent converted barn The Fowl House annexe, gardens and paddock extending to 0.77 acres/0.31 hectares and the Hen House outbuilding.

The Farmhouse
Exterior original porch, entrance hall with quarry tiled floor, staircase to first floor, bedroom 4, sitting room with open fireplace, dining room, kitchen/breakfast room, shower room, inner hall, first floor; large landing, 3 double bedrooms, bathroom with shower, study, gas fired central heating, large parking area

The Fowl House annexe
Barn, pretty reception hall with open fireplace, kitchen/breakfast room, a spectacular sitting room with vaulted ceiling, cloakroom, large utility room, two double bedrooms, both with ensuite bathrooms, large first floor landing with possible study area, gas fired boiler supplying central heating and domestic hot water, small wine cellar. Large courtyard, parking for a number of cars, further parking area to the front of the Farmhouse and parking for further cars to the front of the Old Dairy/Hen House which is being presently used as a microbrewery.

The Fowl House and The Farmhouse also own the pretty paddock which has a number of fruit trees and will be the responsibility of the owner of the Farmhouse, to post and rail if required.

Lot 2 – paddocks/pastureland 12.23 acres/4.95 hectares

Lot 3 – paddocks/pastureland 9.55 acres/3.86 hectares

Lot 4 – paddocks/pastureland 9.55 acres/3.87 hectares

Lot 5 – 1.18 acres/0.48 hectares. Frontage to the River Thames of 446 metres/1,463 feet to include 47 freehold moorings.
If the moorings are sold separately, as the moorings vary in frontage quite considerably, a sale price for each will be based at £3,527 per metre/£1,075 per foot. List of moorings available from agent.

History:
Walliscote farm was the home farm for the Walliscote Estate, one of the earliest estates in Whitchurch-on-Thames. The lawn meadow was part of the formal gardens of the large house which has since been demolished. It has been suggested that the ditch system was originally a defensive structure for an earlier building on the manor house site, or for the village itself, possibly dating back to Saxon times.

At the end of the first river meadow on the plan marked Lot 2, before the construction of the Pound Lock at Whitchurch, boats travelling upstream were pulled through the flash lock by a winding mechanism on the banks of the first river meadow which was then called The Winch Field. Walliscote Farm was part of the manor of Whitchurch, Henry V bestowed the manor to a Knight by the name Walysh and this name no doubt over the years was softened into Wallis. It was one of his descendants, Taverner Wallis, who is believed to have built Walliscote House in the middle of the 17th century and who claimed his descent from an ancestor in Henry V`s reign and quite likely created Walliscote Farm as the home farm to Walliscote House. Wallis was a Savilian Professor of Geometry in the University of Oxford. He also at some point was a Cambridge man and sometime later the farm as it is today was split away from what was Walliscote House, and the land and many cottages were sub-divided and sold into separate ownership until 1937 when Walliscote Farm was purchased by The Aldridge family.

Walliscote Farm was a Dairy Farm until the early 1970s. Between the 1930s and 1950s milk and cream were delivered to the local community. For 25 years rare breed White Park cattle spent some of their time here.

The moorings business began in the 1950s and the farm has been the home to The Hen House Brewery for the last five years.

Notes:

Note 1: Lot 1 - Walliscote Farmhouse, The Fowl House annexe, and The Hen House outbuilding.
Lot 1 owns the access from the highway through the 5 bar coded locked gate and there is also a right of way for access in favour of Long Barton and Old Wall Cottage.

There is also a right of way from the highway through the coded locked gate for the owners of Lot 1 Walliscote Farmhouse into its paddock which lies behind the Old Wall Cottage and the Walled Garden Retreat shown on the plan. The garage near the access from the highway is owned by the Farmhouse but has right of use by an adjacent property.

Note 2: Lots 2, 3 & 4 - Paddocks/Pastureland
These lots enjoy a vehicular, pedestrian and livestock right of way from the highway. This right of way giving access to these 3 lots will run as shown and marked on the plan, along the northern boundary and will be 6 metres wide. There will be a requirement for the new owners of the pastureland, plots 2, 3 & 4, to erect at each lot owners expense, a secure stock proof fence to all boundaries which will also include a 5 bar gate to secure the right of way access between each of the three pastureland lots. Water to the pastureland will be by borehole, an easement to lay a mains water supply will be granted by the vendors. The track, with rights of way vested over it will be owned from point A, the northern boundary to point B, the southern boundary, by Lot 2 who will be responsible as to the cost of maintenance.

There is an area beside the track and shown on the plan that has been set aside for parking for the owners of Lot 5 the moorings.

Lot 3: the pastureland/paddocks will have a right of access to lot 4 for the use of a bridge over a deep ditch. There will be two gates which will be erected by Lot 3 and marked on the plan between the boundaries of Lots 3 & 4 to facilitate this access and use of the bridge for paddock maintenance, livestock and pedestrian access. The right of access is 4m wide x 6m deep, each side of the ditch.

Part of the pastureland closest to the river may be subject to seasonal flooding in high water conditions. The pastureland is outside the conservation area.

Note 3 : Lot 5 - The Moorings
The mooring plots vary in width and depth to include the track and amenity land due to the geography of each mooring plot. Plot list available from agent.

The moorings, which are numbered 1 to 47, with mooring numbers 1 & 2 to be sold together, all will enjoy a right of way access from the highway along the track shown on the plan to the moorings. Each mooring varies and are approximately 21.3 feet/6.5 metres to 48.55 feet/14.8 metres. Each mooring will have full riparian and fishing rights and will have a varied depth of plot of approximately 6 metres. There will be a restriction on car parking on the moorings as access to the mooring is only for pick up and drop off. Car parking will be allowed in a designated area marked on the plan for mooring owners only. There is an easement for the laying-in of water and electricity from the highway to the moorings along the side of the track marked on the plan to mooring 47 and can be connected to each mooring and separately metered, cost to be borne by the owners of each plot. There will be a responsibility for all moorings for payment for their individual jetties to The Environment Agency. The cost to each mooring is calculated by the meterage of each mooring jetty width, as a guide the vendors state that the current fees would be in the region of £100 - £200. A proposed purchaser is advised to contact the Environmental Agency or look on their website as to a guide to their charges.

Most of the mature trees to the river bank, which include Chestnut and Lime, have Tree Preservation Orders; this will not preclude maintenance to the trees, but will require permission from the South Oxfordshire district council tree preservation officer.

Each of the freehold owners of the track will be responsible for that part for maintenance.

Note 4: There are no public rights of way or footpaths over the entirety of Walliscote Farm.

Local Facilities:
Walliscote Farm is within easy walking distance of Pangbourne village centre with its fine selection of award winning independent shops, a supermarket, health centre, dentists, library, hairdressers, riverside pubs and fine restaurants. The River Thames runs between the villages and has riverside meadows, part-owned by the National Trust, the Thames Path, a children`s play area, tennis courts, football pitches, a bowling club and Pangbourne Adventure Dolphin centre offering canoeing and climbing instruction. Whitchurch-on-Thames also has two fine character pubs in The Greyhound and Ferryboat.

Beale Wildlife Park & Gardens is a couple of miles up the road and is a lovely place for young families with amazing animals, birds, gardens, play parks, a splash pool and miniature train. Near to Beale Park is Basildon Park, the National Trust property, featuring a splendid Georgian mansion surrounded by 400 acres of parkland.

Pangbourne offers superb transport links with a fast train service to London Paddington, Oxford and Reading which will benefit from the upcoming Crossrail, offering fast links to the City, as well as buses to all local areas.

Waitrose can be found at both Tilehurst (approx. 4 miles) and Wallingford.

Schools: Whitchurch-on-Thames is located within easy reach of a number of independent schools; Pangbourne College, Bradfield College and St Andrew`s Preparatory School are within easy driving distance, as are The Oratory, Downe House, Cranford House and Moulsford Preparatory School. The property is in the catchment area of Langtree Secondary School at Woodcote, and Whitchurch Primary School itself has an outstanding record.

Directions: From the offices of Dudley Singleton & Daughter, turn left at the mini roundabout, turn left again at the George Hotel turn left, and continue over the River Thames and the toll bridge into Whitchurch-on-Thames, passing The Greyhound pub on the right and a few yards down on the left hand side there is a wide gravelled access which leads into the farm, with parking just outside the Farmhouse.

Post Code: RG8 7EP

Tenure: Freehold

Services:
The Farmhouse & The Fowl House annexe: all main including gas

Local Authority: South Oxfordshire

Council Tax Band:
The Farmhouse & The Fowl House annexe Band G

Viewing by arrangement with vendor`s agent, Dudley Singleton & Daughter, No. 1 Station Road, Pangbourne, Berkshire, RG8 7AN.
Tel: 0118 984 2662

Websites: www.singletonanddaughter.co.uk, www.rightmove.co.uk, www.mayfairoffice.co.uk, www.onthemarket.com, www.countrylife.co.uk
E-mail: info@singletonanddaughter.co.uk
London Office: Cashel House, 15 Thayer Street, London, W1.

IMPORTANT NOTICE: Dudley Singleton & Daughter for themselves and for the vendors of this property, whose agents they are, give notice that:
1. The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers, and do not constitute part of an offer or contract. No responsibility is assumed for the accuracy of individual items. We relied upon our own brief inspection and information supplied to us by the vendors. (i) The description, including photographs of the property and its contents, are intended to be a guide only rather than a detailed and accurate report and inventory. (ii) Floor plans, measurements, areas and distances are intended to be approximately only. (iii) Prospective purchasers are strongly advised to check measurements. The position of bathroom fittings as shown on the plan is indicative only – sizes, shapes and the exact locations may differ. Wall thicknesses, together with window and door sizes are approximate only and window and door openings are shown without frame details. (iv) Photographs are not necessarily comprehensive or current and no assumption should be made that any contents shown in them are included in the sale.
2. All descriptions, dimensions, references to condition and necessary permission for use and occupation and other details are given in good faith, and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them:
3. No person in the employment of Dudley Singleton & Daughter has any authority to make or give any representation or warranty whatever in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Vendor.
4. No responsibility can be accepted for any expenses incurred by intending purchasers in inspecting properties which have been sold, let or withdrawn.
FIXTURES AND FITTINGS: The agent has not tested any apparatus, equipment, fixtures, fittings or services and so cannot verify that they are in working order or fit for their purpose. The buyer is advised to obtain verification from their Solicitor or surveyor.


Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

More Information

Floor Plan
EER Chart

The Energy-Efficiency Rating is a measure of a home's overall efficiency. The higher the rating, the more energy-efficient the home is, and the lower the fuel bills are likely to be.

EIR Chart

The Environmental Impact Rating is a measure of a home's impact on the environment in terms of carbon dioxide (C02) emissions - the higher the rating, the less impact it has on the environment.