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

LOT 1 GUIDE PRICE £895,000 | LOT 2 GUIDE PRICE £460,000 | AS A WHOLE GUIDE PRICE £1,355,000

An historic residential farm comprising a fine

4 bedroom detached period farmhouse, 3 cottages, stables,

outbuildings and period Tythe Barn all set in

approximately 15 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. Available as a whole or in two Lots.

LOTTING

Lot 1 comprises the Farmhouse, Outbuildings, Garden,

The Old Dairy, The Grange, The Tythe Barn, and Land

in all about 5 acres.

Lot 2 comprises Fisherman’s Cottage, Storage Barn, Lake

and Paddock in all about 10 acres.

The two Lots can be acquired either separately or together.

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.

The current owners have painstakingly restored the property

over the years and have converted 3 of the farm buildings

The Old Dairy, Fisherman's Lodge and The Grange. 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.

LOTTING

Lot 1 comprises the Farmhouse, Outbuildings, Garden,

The Old Dairy, The Grange, The Tythe Barn, and Land

in all about 5 acres.

Lot 2 comprises Fisherman’s Cottage, Storage Barn, Lake

and Paddock in all about 10 acres.

The two Lots can be acquired either separately or together.

The Farmhouse (Lot 1) 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 and store, offers potential for

use as an Annexe.

The Old Dairy and The Grange (Lot 1) 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.

There is ample parking and plenty of outside space in which

to relax.

In all the property stands in approximately 15 acres (6 ha) of

paddocks, orchard and gardens. Lot 1 is about 5 acres and

Lot 2 about 10 acres. The land itself, due to its proximity to

the settlement of Ryde holds some potential for development

(subject to obtaining any necessary statutory consents).

LOT 1

Farmhouse (Lot 1): 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.

The Old Dairy (Holiday Cottage sleeps 4) (Lot 1)

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.

The Grange (Holiday Cottage sleeps 2) (Lot 1)

The accommodation (when completed) will include:

Sitting Room, Bedroom, Kitchen/Diner, Bathroom

The Tythe Barn (Lot 1)

A large period barn constructed of clapper-boarded elevations

under a part slated and part corrugated metal

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

Red Brick Stable Barn (Lot 1)

Constructed of brick elevations under a slated roof and comprising

6 loose boxes and tack room with adjoining yard/grooming area.

The Old Piggery Barn (Lot 1)

A single-storey building with potential for conversion to

additional holiday letting accommodation (subject to

obtaining any necessary planning consents).

The Old Piggery (Lot 1) A single story piggery.

LOT 2

Fisherman's Lodge (Cottage sleeps 4) (Lot 2)

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

There is a lake, stocked with fish and views over surrounding

countryside and a paddock.

Modern ‘Atcost’ Storage Barn (Lot 2)

Steel portal framed building with block stock walling and a

fibre cement roof. Used for storage.

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 and 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 and 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

Services & 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 Grange.

Council Tax

Farmhouse - Band F amount payable 2018/19: £2,664.76

Other Units tba

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 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, Waitrose, Aldi and Asda 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.