Wokingham Outskirts -. Acres, RG41

With direct off road riding, Willow Farm is an equestrian delight! Located on a private gated drive and well screened from the road, the property offers plenty of outbuidlings and equestrian facilities with enclosed stable yard, two large barns/workshops, field shelters, arena, several paddocks. With fully connected home office/log cabin and located in under a mile commute to central London.

No onward chain. Viewing by appointment only. First appointments Friday 31st January

SITUATION
Wokingham 3 miles, Reading 8 miles, Farnborough 13 miles, M4 Junction 11 - 5 miles,
M3 Junction 4 - 10 miles
Mainline Train Services: Reading to Paddington 22 minutes.
Wokingham to Paddington 37 minutes.
International airports: Farnborough 14 miles, Heathrow 30 miles.

Willow Farm is ideally situated in a peaceful location with direct off road
riding, yet under an hour door to door of central London by train.

The M3 and M4 are both within 13 minute drive. Tucked away set
back from the road, the property offers a lot of privacy. Being situated
in the village of Barkham which provides lots of walks and neighbours the
California Country Park with its fishing lake and nature trails.

EDUCATION. There is an excellent range of state and private schools in
the area, including Waverley Prep and Wellington College both within
a short drive. Nearby state schools Bohunt Academy in Wokingham, Saint Sebastians CofE Primary
School and The Emmbrook Senior School. More information can be
found at www.isc.co.uk and www.berkshire.gov.uk.

LOCAL, SPORTING & RECREATION.The property is located just 3 miles
from the charming market town of Wokingham with its pretty street
and scene excellent range of range of shops and dining facilities. There
is a very good leisure centre alongside various gyms and the town
also offers an Everyman Cinema and a theatre. Dining opportunities
are extensive from gastro pubs to restaurants. The town also provides
a Waitrose and a very active market which operates several days a
week. Large stores and wider facilities can be found in Reading. The
bridleway network form the property is extensive with no road work
required.

WILLOW FARM
The dwelling sits well back in its plot and is accessed via electric gates and private drive.
With large entrance porch the property is light with generous room dimensions offering
balanced accommodation. The sitting room is dual aspect with door to the kitchen/dining room which also has separate access to the hallway. There is a utility room with door to the garden, there are three double bedrooms, an en-suite to
principal bedroom plus family bathroom, the reception areas overlook the
paddocks to the rear. Externally the property offers a very generous
lawned garden to the front, extensive parking and fully enclosed patio to the rear.

Being set well back in the plot, the property is private.

LOG CABIN
Located to the western boundary alongside the dwelling, the log cabin is fully connected and networked to the Internet with heating.

EQUESTRIAN FACILITIES - 0" (0m) x 1" (0.03m)
The L shaped stable yard has been well
maintained and provides 6 stables, tack room and feed room with cloakroom and kitchen facilities. There is water connected and the yard is fully enclosed with fencing and double gates. There is a large area of hard standing. There are further stables found in a small enclosed yard opposite the arena and there are further open fronted outbuildings plus field shelters.

The paddocks are well fenced and of various sizes including
a small isolation paddock to the front of the property and a beautiful 10-acre paddock
on the northern boundary with hedge boundary.

The tracks accessing the paddocks are mostly gavelled. The
arena offers a Martin Collins surface and is well fenced. One of the
unique aspects of Willow farm has to be the superb off-road riding,
which is enjoyed directly without the need to ride on a road.

BARN & WORKSHOP
Located to the front of the property is a sizable barn and a further
workshop which the vendor currently rents to a local business
which generates a healthy income.

The existing agreement could
be continued or equally the barn makes a useful hay store and the
workshop is ideal to utilise as a further equestrian building or convert
to a holiday cottage, subject to planning.

LAND
The paddocks are well draining and mostly on the level, there are 10
in total, varying in size and offering year round turnout. Most of the paddocks are post and rails and the larger paddock to the northern boundary offers hedged and stock fenced boundary.

In total the property measures 15.4 acres.

AGENTS NOTES
Fox Grant and their clients give notice that:
1. They have no authority to make or give any representations or warranties in relation to the property.
2. These particulars have been prepared in good faith to give a fair overall view of the property, do not
form any part of an offer or contract and must not be relied upon as statements or representations of fact.
3. Any areas, measurements or distances are approximate. The text, photographs and plans are for
guidance only and are not necessarily comprehensive. It should not be assumed that the property has
all necessary planning, building regulation or other consents and Fox Grant has not tested any services,
equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
Plans, Areas and Schedules These are based on the Ordnance Survey and are for
reference only. Any error or mis-statement shall not annul the sale or entitle either party to
compensation in respect thereof.
Local Authority Berkshire County Council
Council Tax Band - F
Services Mains water & electricity. Private drainage.
Fixtures & Fittings Unless mentioned specifically all fixture, fittings and garden ornaments
are excluded from the sale.
Tenure The property is sold as Freehold and will be sold with vacant possession on
completion.
Particulars Prepared by Charlotte Roberts-Barr January 2025.
Property code CV,EQ,FL



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.

Utilities
Electric: Mains Supply
Gas: None
Water: Mains Supply
Sewerage: Private Supply
Broadband: Cable
Telephone: Landline

Other Items
Heating: Not Specified
Garden/Outside Space: Yes
Parking: Yes
Garage: No