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SMALLBROOK FARM , SMALLBROOK LANE, RYDE, ISLE OF WIGHT PO33 4BE

GUIDE PRICE £1,495,000

PROPERTY DESCRIPTION

An historic residential farm comprising a fine 4 bedroom

detached period farmhouse, 2 bedroom cottage and a

separate holiday cottage, a further holiday cottage in the

process of conversion, stables, outbuildings and period

Tythe Barn all set in approximately 9 acres of paddocks

and gardens. The property is located close to the outskirts

of Ryde in the East of the Isle of Wight with excellent car

and passenger connections.

As well as the period farmhouse the property offers

extensive equestrian and holiday letting facilities in a

sought-after location. There is ample opportunity to

expand the current income-generating facilities to create

additional revenue if so required. Further land is available

by separate negotiation.

The current owners have painstakingly restored the

property over the years and have converted 2 of the farm

buildings The Old Dairy and Fisherman's Lodge. They are

in the process of completing works to The Grange, an

additional unit. Each offers spacious holiday letting

accommodation, providing a healthy income. The stable

barn comprises 6 stables together with a tack room, a yard

and a large Atcost storage barn. There is a further large

period Tythe Barn which once operated as a farm shop

and which, together with several other buildings and

outbuildings on the site, offer potential for conversion

(subject to obtaining the necessary planning and statutory

consents) to provide additional holiday letting

accommodation.

The Farmhouse, set behind a spacious lawned area, has

been improved and updated by the current owners to

provide light and airy family accommodation including 4

reception rooms, a modern kitchen, study, 4 bedrooms

and 2 bathrooms. The principal ground floor rooms open

onto the formal gardens and patio area with fine views

over the surrounding countryside and lake. A single

storey area, currently used as a workshop & store, offers

potential for use as an Annexe.

The Old Dairy and Fisherman's Lodge are two holiday

cottages which have been carefully converted to provide

comfortable accommodation for guests to enjoy the

beautiful rural setting. There is a healthy reservoir of

repeat visitors. A further unit: The Grange, is currently

being converted to provide additional separate 1 bedroom

holiday accommodation. There is ample parking and

plenty of outside space in which to relax and even a

private lake.

In all the property stands in approximately 9 acres (3.64

ha) of paddocks, orchard and gardens. The land itself, due

to its proximity to the settlement of Ryde holds some

potential for development (subject to obtaining any

necessary statutory consents). Further land is available by

separate negotiation.

Farmhouse : Listed Grade 2 and constructed of brick

and timber framed elevations beneath a tiled roof. The

farmhouse dates from the 17th/18th Century with later

additions. It is provided with a wealth of period features

including exposed beams, fireplaces and an old bread

oven.

Ground Floor:

Entrance Hall

Hallway

Lounge

Sitting Room - With doors to the garden.

Kitchen - Recently refitted with island /breakfast bar.

Dining Room - With doors onto the garden.

Sun Lounge/ Garden Room - With doors onto the

garden.

Study

Bathroom

First Floor:

Bedroom 1 - With access to the balcony

Bedroom 2

Bedroom 3 - With access to the balcony

Bedroom 4 - Leading to balcony.

Balcony – with views over the garden.

Bathroom

Outside

There is an extensive garden with mature trees and beds,

paved terraces ideal for dining 'al-fresco', an orchard with

mature trees including apple, pear, plum, greengage, fig,

cherry and cobnut. Ample parking for cars. There is a

lake, stocked with fish and views over surrounding

countryside.

The Old Dairy (Holiday Cottage sleeps 4) -

constructed of stone elevations under a tiled roof.

Ground Floor:

Entrance Hall

Kitchen

Dining Area

Bedroom 1

Bedroom 2

Shower Room

First Floor:

Sitting Room - Open plan with countryside views.

Fisherman's Lodge (Cottage sleeps 4) - with full

residential planning, constructed of brick, stone and

timber elevations under a tiled roof.

Entrance Hall

Dining/ Sitting Room

Bedroom 1

Bedroom 2

Kitchen

Bathroom

The Grange (Holiday Cottage sleeps 2) - The

accommodation (when completed) will include:

Sitting Room, Bedroom, Kitchen/Diner, Bathroom

The Tythe Barn – A large period barn constructed of

clapperboarded elevations under a part slated and part corrugated

metal roof. This barn has previously been utilised as a farm shop.

Red Brick Stable Barn – constructed of brick elevations

under a slated roof and comprising 6 loose boxes and tack room

with adjoining yard/grooming area.

Modern Atcost Storage Barn – Steel portal framed

building with block stock walling and a fibre cement roof. Used

for storage.

The Old Piggery Barn – a single story building with

potential for conversion to additional holiday letting

accommodation (subject to obtaining any necessary planning

consents).

The Old Piggery – A single story piggery.

Boundary with Smallbrook Lane

A nearby developer is widening Smallbrook Lane by about 10-11

metres and is acquiring that strip from the frontage of Smallbrook

Farm. As part of these works a new improved boundary fence &

wall will be erected to a height of 2 metres and a new pair of

close-boarded timber entrance gates will be fitted. Full details &

drawings available upon request.

Tenure, Fixtures & Fittings

The property is offered freehold, with vacant possession on

the whole upon completion. The seller does not include in

the sale any gas or electrical appliances however connected,

or any other fixtures, unless expressly mentioned in these

particulars or form for forming part of the sale. Some items

may be available by separate negotiation

Service & Heating

We are advised that the following main services are connected

to the property (subject to the conditions and stipulations of the

relevant utility companies): mains electricity, gas and water.

Foul drainage is to two private systems. One traditional and

one 'Klargester Unit'. Heating in the Farmhouse is provided by

a gas-fired boiler via radiators.

Planning

The Old Dairy has formal consent for holiday use. An

application has been made for a certificate of lawful use for

holiday use of Fisherman’s Cottage and The Cottage.

Council Tax

Band F amount payable 2017/18: £2,490.93

Ryde

Ryde is the largest town on the Isle of Wight and has an array

of fine Georgian and Victorian buildings, pubs, restaurants, a

sea front promenade, marina, shops and entertainment. Ryde

has 6 miles of beaches and shallow coastal waters which is

ideal for swimming. Reaching almost half a mile, Ryde Pier is

one of the oldest piers in the country. This is considered the

gateway to Ryde as the Wightlink Catamaran operates from

Portsmouth to the end of the pier and there is also a direct train

from the pier through to Shanklin.

To the East of Ryde there are the popular sailing villages which

include, Seaview, St Helens and Bembridge. To the West of

Ryde is Newport which is the main shopping district with

many popular high street shops.

The Isle of Wight

The Isle of Wight, situated off the South Coast of England, is

becoming an ever-more popular location for permanent and

second homes. Made popular by Queen Victoria, who had her

maritime residence at Osborne House, the Island is famous for

sailing in the Solent; Cowes Week; its beautiful coastline

including sandy beaches and The Needles; spectacular

countryside and long sunshine hours. There are now many

more facilities than once was the case- Sainsbury's, Tesco,

M&S and now Waitrose all have a presence as have other

national chains. Communication and transport links are

excellent:- regular car ferries connect with the national

motorway network and fast catamarans have connections via

Southampton and Portsmouth with direct trains to London

Waterloo, which can be reached within 2 hours of leaving the

Island shore. Government-funded schools are numerous and

independent schools thrive on the Island with some children

attending prep and public schools on the mainland. Leisure

opportunities abound:- walking, riding, paragliding, hang-

gliding, team sports, wind-surfing, sailing and other water

sports, rugby, football (Newport Football Club) cricket,

bowling and golf clubs. Good transport links enable day trips

to the shopping centres of West Quay, Southampton, and

Gunwharf Quays, Portsmouth .

Viewing Arrangements

Viewing is by appointment only with the Sole Agents Biles &

Co. Contact us via telephone 01983 872335 or via email at

sales@bilesandco.co.uk to arrange a viewing.

13 High Street,

Bembridge,

Isle of Wight

PO35 5SD

www.bilesandco.co.uk

mail@bilesandco.co.uk

01983 872335

IMPORTANT NOTICE: Biles & Co Ltd 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 purchases and do not constitute part of

an offer or contract. Prospective purchasers and lessees ought to seek their own professional advice. 2. All descriptions, dimensions, areas, reference

to condition and necessary permissions for use and occupation and other details are given in good faith, and are believed to be correct, but any

intending purchases 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 Biles & Co Ltd has any authority to make or give any representations or warranty

whatever in relation to this property on behalf of Biles & Co Ltd, nor enter into any contract on behalf of the Vendor. 4. No responsibility can be

accepted for any expenses incurred by intending purchases in inspecting properties which have been sold, let or withdrawn. particulars prepared

March 2016. 5. MEASUREMENTS AND OTHER INFORMATION: All measurements are approximate. While we endeavor to make our sales

particulars accurate and reliable, if there is any point which is of particular importance to you, please contact this office and we will be pleased to

check the information for you, particularly if contemplating travelling some distance to view the property.