4 bedroom farm house for sale

Appuldurcombe Farm is charming historic property, located on Appuldurcombe Road in the picturesque village of Appuldurcombe, Wroxall. This delightful property offers a good income stream through the letting of four dwellings for holiday use, including a converted former milking parlour known as The Old Dairy. The dwellings have been beautifully renovated and updated with modern appliances, perfect for present day living.

Situated in a serene countryside setting, Appuldurcombe Farmhouse offers a peaceful retreat from the hustle and bustle of city life. The living room has uninterrupted views towards Culver Down and five spacious bedrooms, perfect for a large family or entertaining guests. The property exudes character and charm, with its traditional architecture and beautiful surroundings.

Adjoining the Farmhouse is the annexe, Willow Cottage, which provides a cosy addition away from the main dwelling with its own living room/kitchen area and one bedroom and bathroom.

The Ox House is another historic, separate dwelling with three bedrooms and a beautiful walled garden filled with flora and fruiting shrubs.

The Old Dairy is a former milking parlour that has been converted to an exceptional standard with five generously sized bedrooms, substantial kitchen/dining room and large living room.

With a generous amount of living space, this Appuldurcombe Farm provides the perfect opportunity to create a cosy and inviting home. The large bedrooms offer plenty of room for relaxation, while the bathrooms are well-appointed for modern convenience.

In addition to the residential accommodation is a range of modern farm buildings and approximately 188.79 acres of of undulating pastureland and woodland.

Don't miss this opportunity to own a piece of countryside paradise in Wroxall. Book a viewing today and let this farmhouse capture your heart.

Location - Appuldurcombe Farm is a beautifully situated 191 acre livestock farm at the heart of the historic Appuldurcombe Estate (the seat of the Worsley family in the 18th Century). The farm sits within the Isle of Wight National Landscape between the villages of Wroxall and Godshill and enjoys stunning panoramic views over the Isle of Wight to Sandown Bay. The property comprises a refurbished farmhouse with self-contained annexe, two holiday units, a range of modern farm buildings all set within approximately 189 acres of pastureland and woodland.

The Old Dairy - This former modern farm building has been beautifully converted to spacious living accommodation finished to an exceptional standard.

The kitchen/dining room is substantial in size with built-in appliances and kitchen island, making it perfect for hosting dinner parties. Bi-fold doors open onto the decking area with an enclosed garden laid to lawn. Adjacent to the kitchen is
the utility room which also houses the boiler which fuels the underfloor heating. A substantial entrance hall is at the centre of this dwelling. A door leads to a large kitchen/dining room complete with modern appliances. The spacious living room has a wonderful wood burning stove set in an inglenook fireplace and looks out across Wroxall toward the East. Also off the entrance hall is a W/C.

Located away from the main living accommodation, on the ground floor, is a spacious double bedroom with an ensuite bathroom. To the first floor is an additional double bedroom with ensuite bathroom.

Access to the first floor is by way of an impressive timber staircase. The landing leads off to 4 large bedrooms (one having ensuite facilities) and a family bathroom.

Gardens & Grounds - The Old Dairy benefits from a private rear garden laid to lawn and composite decking.

Farm Buildings - There is a substantial range of modern farm buildings
totalling 2450m² (25,970 sq.ft) which include:
• 2 x 5 bay, open ended steel frame barn - 25m x 25m
• 13 bay former cubical steel frame barn - 47m x 20m
• 4 bay block walled barn/workshop - 18m x 25m
• 4 bay steel frame barn - 29m x 15m
• Slurry/fym store

Farmland & Woodland - The land is ring fenced and comprises gently undulating pastureland that has been divided into separate fields which are currently grazed by sheep and cattle.

The land comprises of 176.18 acres of permanent pasture and 12.61 acres of woodland all wrapped around the houses and buildings. Largely south easterly facing the land rises to circa 203 metres with spectacular views over the east of the
Island and through to Sandown Bay. The land is Registered Park Land having be landscaped by Lancelot ‘Capability’ Brown in the 1780’s. The farm has supported both sheep and cattle with the eastern parcels also being cut for hay.

Method Of Sale - Appuldurcombe Farm is offered by sale by private treaty as a whole, or in two separate lots.

Rights Of Way - Public footpaths and bridleways cross the property. These are detailed within the Isle of Wight Council’s Right of Way Map available from the agents.

Access - Lot 2: There is direct vehicular access off the public highway (Appuldurcombe Road) along a private drive. Some of the land included in Lot 2 supports a separate vehicular access for Fremantle Lodge, a third-party dwelling.

Services - Dwellings – The dwellings benefit from private water, mains electric, private drainage and oil fired central heating. There is a 3 phase electric connection to The Old Dairy.

Buildings – The buildings are served by 2 phase electric and private water.

Land – Several of the fields benefit from water troughs fed from the private supply.

Drainage – The vendors have commissioned a drainage report for the property, this can be made available upon request from the selling agents.

Private Water Supply - There is a private borehole marked 'X' on the sale plan that feeds the private water system including a reservoir marked 'Y' outside of the main ring-fenced farm. The supply feeds the sale property and a number of third party properties. Further details are available from the selling agent.

Boundary Fence - Should Lot 1 sell separately the purchaser of Lot 1 shall erect a stock proof fence along the boundary A-B-C-D within 3 months of completion.

Basic Payment & Higher-Level Stewardship Agreement - The seller will retain the 2024 Basic Payment and Countryside Stewardship monies. The purchaser will inherit the existing Countryside Stewardship Agreement (which commenced on 01.01.24), which generates circa £26,000 per annum, however, if they would prefer not to, the purchaser would be expected to pay any RPA early termination penalty post completion.

Licenses - Some farm buildings and yardage are used by third-parties under short term leases and licenses – details available from the selling agents.

Holiday Lettings - Appuldurcombe Farm supports a substantial holiday letting business with capacity for accommodating up to 30 people with projected potential gross income for the 2025 season of around £180,000. Further details from the selling agent.


Wayleaves & Easements - 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 covenant sand 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.

Sporting, Timber & Mineral Rights - All sporting, timber and mineral rights are included in the freehold sale, in so far as they are owned.

Local Authority - Isle of Wight Council

Postcode - PO38 3EW

Local Planning & Listed Building - The farm is part of an Area of Registered Park Land. The property benefits from a range of planning permissions, further details are available from the selling agent.

Plans, Areas & Schedules - These are based on the Ordnance Survey and are for reference only. They have been checked and computed by BCM Wilson Hill and the Purchaser (s) shall be deemed to have satisfied themselves as to the description of the property. Any error or miss-statement shall not annul a sale or entitle any party to compensation in respect thereof.

Broadband - Up to 48 Mbps

Tenure - With vacant possession completion or other subject to the aforementioned leases and licences.

Business Rates - The dwellings are registered for business rates and the current combined rateable value is approximately £8,300. Further details are available from the selling agent.

Epc - The Old Dairy - C

Building Safety - The farm contains some asbestos materials of which the location and type of asbestos are available in the management plan, available upon request from the selling agent.

Health & Safety - Given the potential hazards of a working farm, we would ask you to be as vigilant as possible for your own personal safety when making your inspection, particularly around the agricultural buildings.

Fixtures & Fittings - BCM Wilson Hill will supply a list of requests, identifying clearly which items are included within the sale, which are excluded, and which may be available by separate negotiation. This list is the sole arbiter of this regardless of whether items are referred to or photographed within these particulars.

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Viewings - By appointment with BCM Wilson Hill only.