Guide Price £5,900,000 - New Instruction


  • Main house - Det. period converted barn - 594 sq m/ 6354 sq ft (approx)
  • 3 bedroom semi detached cottage
  • Det. fitness - health centre with living room,exercise pool, steam room & gym
  • Superb far reaching views
  • Walk to The Ridgeway
  • Det. 4/5 bed Farmhouse
  • 171 acres (approx)
  • Air conditioned large cellar
  • Walk to village, shop, pub, The Downs secondary and primary school
  • Could be a superb equestrian holding

Pangbourne 9 miles ● Newbury 11 miles ● Didcot Parkway 12 miles (trains to Paddington 45 minutes) ● M4 (Jct 12) 11 miles ● M4 (Jct 13) 8 miles ● Reading 15 miles ● Oxford 20 miles ● Heathrow 1 hour

Lot 1 – Painsbridge Barn. 7,949 sq ft / 739 m² 3.8 acres/ 1.5 hectares
Price Guide £1.95 m

Lot 2 – 79 acres / 32 hectares
Price Guide £1.44 m

Lot 3 - Meadow Farm 2,351 sq ft / 218 m² 0.35 acre / 0.14 hectare
Price Guide £750,000

Lot 4 - 1 Queensborough Cottages 1,248 sq ft / 116 m²
Price Guide £400,000

Lot 5 – 88 acres / 36 hectares
Price Guide £1.4 m

Painsbridge Estate as a whole, Lots 1, 2, 3, 4 & 5

Total land: 171 acres/ 69 hectares

(please note, all measurements are approximate)

Painsbridge Estate is a splendid small private estate set within the extraordinarily beautiful Berkshire Downs which is part of the very famous North Wessex Downs, an area noted to be of outstanding natural beauty.

It is very rare that an estate of this size, 171 acres / 69 hectares (approx.) in an outstandingly beautiful location is offered for sale in this area by private treaty.

The ancient Ridgeway abuts the estate, and was a famous Drover`s route for centuries allowing livestock to be moved from the West Country and Wales to the London markets.

The property as a whole enjoys wonderful far-reaching views over natural countryside with the pretty nearby village of Compton which is mentioned in the Doomsday Book and retains traces of Roman occupation. Compton has a medieval parish church, the post office with store. There is a public house The Foinavon pub/restaurant which also has some luxury rooms, and there is easy access for the equestrian to bridle paths running through the Downs and long the Ridgeway.

There are a number of excellent schools nearby and within the village there is the sought-after The Downs school which is Ofsted rated as Outstanding.

The Painsbridge Estate is entered from the Wallingford Road which is a lane leading out of the centre of the village and there is an electrically operated gate securing access just before the beginning of the very long and imposing entrance drive, the majority of which is tarmacadam laid and leads past very pretty farmland.

The Painsbridge Estate could become a fine equestrian holding if so desired. It has a number of out buildings which could be converted to loose boxes if so desired with plenty of room for the erection of maybe an indoor school of barn style construction subsect to planning permission, and also perhaps an outdoor ménage, also subject to planning permission.
There are three unlisted 18th century residential properties on the estate which are shown as Lots 1, 3 and 4.

Lot 1 - The delightful late 17th century valuably unlisted country house known as the Painsbridge barn set in 3.8 acres with 5 bedrooms, 6 bathrooms,
Lot 3 - Meadow Farm, a 4 bedroom detached house with gardens extending to 0.35 acres.
Lot 4 - 1 Queensborough Cottages, a 3 bedroom semi-detached cottage with gardens.

All of these properties have been scrupulously maintained, modernised, improved and refurbished and some reconstructed to very high standards and specifications. All three properties on the estate are valuably unlisted.

Lot 2 which immediately adjoins the grounds and paddocks belonging to Painsbridge Barn, extends to some 79 acres / 32 hectares and presently planted with Spring Barley which might be laid to meadowland if so desired for equestrian or livestock grazing.

Lot 5 extends to some 88 acres / 36 hectares and can be accessed from a track which has right of way for the owners of Painsbridge Estate to the far north of this lot the Ridgeway passes through the edge of the land and gives access to the land. Lot 5 is divided for farming purposes, into 2 crops; clover and meadow hay/sileage.

The Painsbridge Estate has an electrically operated gate from the Wallingford Road to a drive which serves Lot 1, Lot 2, Lot 3 and Lot 4.

The Estate water is very pure and is obtained from subterranean streams, the winter brook and to the east of the property the pang. The extraction of water is checked on a regular basis for purity by the environment agency.


Local facilities: Compton is a quiet rural village on the edge of the Berkshire Downs, which is part of the very famous North Wessex Downs, an area noted to be of outstanding natural beauty. Situated just north of Newbury, yet extremely conveniently located with excellent access to major road and rail routes.

Mentioned in the Doomsday Book, Compton has a beautiful 13th century flint walled Parish church and many period buildings reflecting its long architectural heritage. There is a Post Office with a village general store, a barber, surgery, village hall, a play group, crèche, a Scout/Guide hut and a sports and recreation Centre. There is a cricket club and a running group. For the walker and equestrians there are many lovely footpaths and bridle paths around the village and on the Ridgeway.

Compton has long been associated with horse racing, and the village pub is named after the famous Grand National winner Foinavon, the pub has a restaurant and boutique hotel accommodation.

Schools: The village has two highly regarded schools with the same head teacher. The CE primary school and The Downs secondary school which is Ofsted rated `Outstanding`. There are excellent schooling facilities within easy driving distance to include; Pangbourne College, Bradfield College, St Andrew`s Preparatory School, Downe House, Brockhurst & Marlston House Preparatory School and Elstree Preparatory School.

Directions: In the village of Compton, with the Foinavon Public House on your left, turn into Horn Street, proceed along this road and bear round to the right into the Wallingford Road. Proceed to the end of this road and you will come to a bridge on your right, bear left before the bridge and there is an electric gate with a push button control to open, proceed onto the track, past Queensborough Cottage, proceed along the drive to the very end where Meadow Farm will be on the right, and on the left, the entrance to Painsbridge Barn.

Post Code: RG20 6PU


Lot 1 - Painsbridge Barn, Compton

Barn: 6,354 sq ft / 594 m² Outbuildings: 1,595 sq ft / 144 sq m

3.8 acres / 1.5 hectares
(all measurements are approximate)

The late 12th century Painsbridge Barn is a wonderful 5-bedroom detached Country House, valuably unlisted and set within the extraordinarily beautiful Berkshire Downs which are part of the very amous North Wessex Downs, an area noted to be of outstanding natural beauty.

The barn has been lavishly and lovingly restored and reconstructed to exacting standards by the present owners for their own use. The conversion has been an extraordinary labour of love.

The property as a whole enjoys wonderful far-reaching views over natural countryside with the pretty nearby village of Compton which is mentioned in the Doomsday Book and retains traces of Roman occupation.

Painsbridge Barn could become a fine equestrian holding if so desired. It has a number of out buildings which might be converted to loose boxes. The grounds and paddocks belonging to Painsbridge Barn immediately adjoin Lot 2, which is 79 acres.

Gardens and Grounds extending to 3.8 acres / 1.5 hectares (approx.)
3.8 acres of grounds, split into 1.6 acres of lawned and landscaped gardens and 2.2 acres of ring-fenced pastureland, immediately adjoining and with access to Lot 2, the 79 acres/32 hectares.

There is a wide frontage to the property with a cobbled forecourt. A central island octagonal building was created to cover the ancient Garret`s seed dresser, which is early 19th century.

Well-maintained lawns surround the property with the frontage overlooking the 2-acre meadow and 79 acres of arable land.

A 5-bar entrance gate gives access to Painsbridge Barn and the garden is secured by a 3-bar and 4-bar ring fence.

There is a pretty bridge over the stream. On the northern side of the garden is a productive vegetable garden with a greenhouse and potting shed.

There are a number of outbuildings which are used for storage and garaging some of which might become useful loose boxes.

Adjacent health & fitness building:
Situated just across from Painsbridge Barn, this is a splendid modern building, fitted with state-of-the-art equipment to include a large well fitted gym (equipment available by separate negotiation), an exercise pool with adjustable current, a steam room and a cloakroom with shower.
The pool is enclosed by glass and is heated by its own unit and kept at about 26˚c and the water has its own separate heater and is kept at 31˚c.
The gym is air conditioned and is kept at approximately 17˚c.

Summary of accommodation: Magnificent drawing room with open log fire and dining area to one end, minstrel gallery, mezzanine floor with small sitting room, large kitchen/breakfast room, fully air-conditioned large wine cellar, utility room, rear lobby, 2 cloakrooms, master bedroom suite with ensuite shower room, dressing area and separate bathroom, a large office, 4 further bedrooms with 4 further shower/bath rooms.
Double garage with service pit and workshop and machinery store, adjacent health and fitness room, 3 further outbuildings used as stores/garaging. Koi carp pond which might be included if so desired.

Notes.
1. Electric gated entrance from the highway. Electric entrance gates are owned and maintained by the owner of Painsbridge Barn. An annual amount of £100 is to be paid to 1 Queensborough Cottages to cover the cost of the small amount of electricity used to operate the gates.

2. There is a right of way access at all times from the Wallingford Road showed on the plan coloured green, subject to payment by the owners of Painsbridge Barn, of a fair share according to use towards the maintenance, the owner/occupier of PB for the time being of the property shall be at liberty at their own expense to repair/improve the access way in accordance with the planning permission dated 10/10/2001. Or at the choice at the owner/occupier of Painsbridge Barn.

3. The Painsbridge Estate is registered with DEFRA`s rural payment scheme. A field data sheet is available on request from the vendor`s agent.

4. The water supply from Painsbridge bore hole serves adjacent land owned by Church Farm and Meadow Farm Lot 3. The owners of Church Farm and Meadow Farm Lot 3, pay a contribution of £50 per annum towards maintenance of the bore hole and pump.

Post Code: RG20 6PU

Tenure: Freehold.

Services: Mains electricity, estate water supply, modern sewage treatment plant
drainage, propane gas for central heating, hot water, hob and AGA. The propane gas tank is concealed underground.

Painsbridge Barn - EPC Rating: D

Local Authority & Council Tax Band: West Berkshire. Band G



Lot 2 – 79 acres / 32 hectares (Please note, all measurements are approximate)

Approximately 79 acres / 32 hectares of arable land immediately adjoining the northern boundary of Painsbridge Barn Lot 1.

The land can be accessed from the track adjoining the north boundary of the land where there is a gate. If the Painsbridge Estate is sold as a whole, or if Lot 1 and Lot 2 are purchased together, then access can also be achieved from the meadow belonging to Lot 1, and from the track leading from Wallingford Road.

Farming:
The soils are classified as part grade 2 and part grade 3 according to the Ministry of Agriculture, Farming and Fisheries (MAFF), land classification plans and are described as `shallow lime rich soils over chalk or limestone which are free draining loamy soils`.

Crops:
The present crops planted on Lot 2 are Spring Barley.
The crop will be taken by the vendor prior to completion of the sale of Lot 2 which will be, Michaelmas 29 September 2019.

Statutory designations:
The estate is subject to a number of statutory designations / declarations including the following:
NVZ – all the farmland lies within a nitrate vulnerable zone
AONB – all the farmland lies within the North Wessex Downs AONB

Rights of way:
The drive to the Painsbridge Estate from the Wallingford Road, and secured from
general public access by electric gates, is owned by Church Farm and is used only for Farm Vehicles to access their land. The Painsbridge Estate has full right of way and this gives access to Lots 1, 2, 3 and 4. The track and drive are maintained by Church Farm together with a fair share contribution from Painsbridge Barn.

The farming on the adjacent Church Farm is all undertaken by Yattendon Estate.

There is a 6 metre access strip along the southern boundary of Lot 2 which allows tractor access into the adjoining field owned by the vendor of Church Farm.

Farming:
It is understood the local farmer currently farming on behalf of the vendors, Lots 2 & 5 the agricultural land, might continue this annual arrangement if so desired with the new owner.

Gov UK rural payments:
Parcel ID SU5281 eligible area 32.73 hectares, total area 32.81 hectares


Lot 5 – 88 acres / 36 hectares (Please note, all measurements are approximate)

Approximately 88 acres / 36 hectares of arable land which lies to the north east of Painsbridge Barn and is
accessed from a track which starts at the end of Wallingford Road, by passing under the
railway bridge.

Lot 5 extends in all to some 88 acres / 36 hectares of land, including a small strip of land with spinney adjacent to the northern track.

Farming:
The soils are classified as grade 3 according to the Ministry of Agriculture, Farming and Fisheries (MAFF) land classification plans, and are described as `shallow lime rich soils over chalk or
limestone which are free draining loamy soils`.

Crops:
The present crops planted on Lot 5 is part clover and part grass for sileage and hay.
The crop will be taken by the vendor prior to completion of the sale of Lots 2 and 5 which will be, Michaelmas 29 September 2019.

Sporting timber and mineral rights:
The minerals sporting and timber rights in so far as they are owned are to be included in the sale. A small shoot is run on an ad hoc basis by a local gamekeeper, although this is not a
formal arrangement.

Farming:
It is understood the local farmer currently farming, Lots 2 & 5 the agricultural land on behalf of the vendors, might continue this annual arrangement if so desired with the new owner.

Gov UK rural payments:
Parcel ID
SU 5282 8414.18.03 SU 52538131 SU 525382
Total area 18.03 hectares Arable land 8.99 hectares Total area 8.99 hectares

Notes for both Lot 2 and lot 5:

VAT.
Any guide prices quoted or discussed are exclusive of VAT. In the event of a sale of the estate, or any part of it, or any right attached to it become chargeable event for purposes of VAT such tax shall be payable in addition to the purchase price.

Plans areas and schedules.
The plans and associated acreages have been prepared for illustrative purposes and their accuracy cannot be guaranteed.

Easements, wayleaves and rights of way.
The property is offered for sale, subject to and with the benefit of all rights of way either public or private. All easements, wayleaves and other rights of way whether specifically mentioned or not. For further information please ask a selling agent.
There are no public rights of way across the estate other than a track running across the top of the northern boundary of Lot 5.



Lot 3 - Meadow Farm, Compton

2,351 sq ft / 218 m²

Gardens & Grounds extending to 0.35 acre / 0.14 hectare
(all measurements are approximate)

A very attractive 4 bedroom detached 18th century house, beautifully restored and valuably unlisted with some more recent additions, enjoying fine rural views.

Meadow Farm was tastefully restored, reconstructed and modernised in 2004 to exacting standards. Both the sitting room and the farmhouse kitchen/breakfast room show the original open fireplaces with bread ovens, the kitchen now fitted with a wood burning stove.

The property is set in a generous south-facing plot with pretty landscaped gardens. There are shrubberies, flower beds, well-maintained lawns and hedges and a shallow stream with a bridge over connecting to further lawn areas, a garden store and detached double garage building. There is a summer dining area with summer house and loggia, and views over natural farmland.

Meadow Farm is situated within the magnificent Berkshire Downs, part of the North Wessex Downs which are noted to be of outstanding rural beauty.

Summary of accommodation: Entrance lobby, sitting room, dining room, kitchen/breakfast room, rear lobby/utility room, study/bedroom 5 with door to shower room, four double bedrooms, family bathroom. Double garage.

Gardens: There are landscaped gardens which surround the property with shrubberies, flower beds, well-maintained hedges and lawns with a wide
access drive with parking for a number of cars. To one side there is a brick laid path leading to a summer dining area with summer house and loggia and another bridge leading to the rear gardens mainly laid to lawn directly
overlooking natural farmland.

Gardens & grounds extending to 0.35 acre/0.14 hectare (approximately)

Notes:
Meadow Farm is presently let on an Assured Shorthold Tenancy Agreement, with 3 months` notice period required for tenants to vacate.

Meadow Farm will be responsible for contribution by fair proportion to the maintenance of the drive from the highway to the property.

Services: Mains electricity, estate water supply (subject to a reasonable maintenance charge), modern sewage treatment plant drainage, propane gas providing hot water, heating and for hob cooking. The propane gas tank is concealed underground.

Meadow Farm EPC Rating: F

Local Authority & Council Tax Band: West Berkshire, Band E



Lot 4 - 1 Queensborough Cottages, Compton

1,248 sq ft / 116 m²
(all measurements are approximate)

A very pretty 3 bedroom semi-detached 18th century cottage, beautifully restored and valuably unlisted with some recent additions.

Situated on the private Painsbridge Estate and having undergone complete restoration, refurbishment and modernisation including extension of recent times so that the property presents in first class order throughout.

1 Queensborough Cottages is situated within the magnificent Berkshire Downs, part of the North Wessex Downs which are noted to be of outstanding rural beauty.

The property is entered from a private road and set in pretty gardens measuring some 150 foot in depth by 40 foot across at the widest part behind the property, with gardens mainly laid to lawn. The garden enjoys the southerly sun and has a pretty stone laid patio for summer dining and barbecues,

Summary of accommodation: Ground floor: kitchen/breakfast room, dining room, sitting room, 3rd bedroom - study/child`s bedroom with ensuite shower room, utility room with plumbing for washing machine and vent for tumble dryer.
First floor: 2 double bedrooms with family bathroom.
Single garage, hard standing areas for further parking.

Gardens: Pretty gardens measuring approximately 150 foot in depth, including the garage and hard standing, by 40 foot across the widest part behind the property with the gardens mainly laid to lawn. The rear garden enjoys the southerly sun and has a pretty stone laid terrace for summer dining and barbecues.

Notes:
1. The electrically operated entrance gate to the Painsbridge Estate, which also gives privacy and security to 1 Queensborough Cottages, is owned by Painsbridge Barn and the owners of the barn are responsible for maintenance and repair. The gate is operated at a minimal cost from a mains power supply control within the garage of 1 Queensborough Cottage and runs on a 12v battery which has an auto recharge control when required, annual amount of £100 is to be paid to 1 Queensborough Cottages to cover the cost of the small amount of electricity used by the gate.

2. 1 Queensborough Cottages is presently let on an Assured Shorthold Tenancy Agreement, with 3 months- notice period required for tenants to vacate.

Post Code: RG20 6PU

Tenure: Freehold

Services: Full propane gas fired central heating, hot water and for hob cooking, modern sewage treatment plant drainage, mains electricity and water. The propane gas tank is concealed
underground.

1 Queensborough Cottages EPC Rating: E

Local Authority & Council Tax Band: West Berkshire, Band D

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

Websites: www.singletonanddaughter.co.uk, www.rightmove.co.uk, www.mayfairoffice.co.uk, www.onthemarket.com, www.countrylife.co.uk
London Office: Cashel House, 15 Thayer Street, London, W1U 3JT.

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.

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.