8 Bed Farm For Sale By Public Auction (unless previously sold)

Doles Lane, Wokingham - £1,400,000

  • Agricultural tie on occupation - see below
  • 12 acres - mainly fields for horses
  • Three properties in one!
  • Good range of outbuildings
  • Delightful Country Lane

A traditional 20th century Berkshire farmhouse with attached annexe. Also modern two storey barn, the first floor occupied as a superb and very spacious apartment. Garages, loose boxes and hay barn. Formal garden with duck pond. Mainly paddocks – total site area about 12 acres.

A traditional late 20th century Berkshire farm house on the outskirts of the town, in a country lane with little passing traffic.

Fields and unspoiled views at the rear.

Strategically well placed for the commuter with good road (M3/M4) and rail (Waterloo/Paddington/Gatwick/Crossrail – from 2021) links.

The Farmhouse: 5 bedrooms, 4 bathrooms/shower rooms, landing with sitting area, impressive reception hall, triple aspect living room, dining room/study, magnificent open plan farmhouse style kitchen with adjoining dining and seating areas, utility room. Garages.

The attached annexe: 2 bedrooms, 2 bathrooms/shower rooms, living room, kitchen and conservatory.

The Barn: Bedroom, bathroom, large open plan reception accommodation with kitchen on the first floor. Some additional accommodation on ground floor for occupation associated with the farm.

Looseboxes, hay barn, about 12 acres, some formal garden – mainly paddocks.

Description: Highfield Farm is approached through a five bar gateway over a shingle drive, with the modern barn and hay barn to one side and to the other side, the imposing presence of the farm house.

The field/garden and duck pond at the front results in the house being set well back from the road whilst immediately to the rear there is a patio and a further area of formal garden. A carefully and well considered design ensures the principal rooms benefit from the setting.

The annexe is not entirely independent, as there is a door between the entrance hall of the annexe and the dining room of Highfield Farm.

The nearby barn was built after the farm house, with the first floor approached via a spiral staircase, offering quite exceptional accommodation. There is some additional permitted accommodation on the ground floor for occupation in association with the farm, for example farm offices and shower room.

The remainder of the land has been in equestrian use for many years and comprises one large L shaped open paddock.

Services: Mains, water and electricity are connected. There are solar panels which serve the house and provide a small annual income.  Drainage is to a private system. Central heating and hot water is supplied by a combination of alternatives, including a wood burning stove, the solar panels and a gas fired boiler – with bottled gas. The farm house, annexe and barn have some shared services and some which are individually metered. Full details will be provided in the Legal Pack.

Planning: The property is within the administration area of Wokingham Borough Council.  The farm house was built in the late 1970s and there is an agricultural tie restricting the occupation of the property. This tie has been observed since the day the property was built.  The modern barn followed and with a growing family, the first floor was adapted to provide additional residential accommodation. This use was regularised with a Certificate of Lawful Use – it must however be occupied as an annexe to the main house. Prospective purchasers wishing to look around the property will first need to give an undertaking that they comply with the planning occupancy requirement. The guide price for this property has been significantly adjusted to reflect the restriction on occupancy. It therefore represents a quite extraordinary level of accommodation and grounds for the price range.

General: We have detailed above the planning history of the property. The current owner and their family have occupied the property in accordance with the conditions relating to the original planning permission. A copy of the original planning permission and more recent planning decisions are included in the Legal Pack – a prospective purchaser therefore views the property and will buy it on the understanding of the need to comply with the planning conditions.

Apart from the traffic in Wokingham  generally (which is an inevitable side effect of a successful area,) there is nothing but positives to say about Doles Lane in particular and Wokingham and the Thames Valley in general.

Motorways: It is not just the M4 that ensures the ongoing success of this location (there are three junctions around Reading) but also the M3 (Junction 4) just to the south at Camberley. Both motorways provide direct access to Heathrow airport and the M25. 

Railways: Rail communications are first class, with Wokingham station (about one mile) offering services on the Reading to Waterloo line and the Reading to Guildford/Gatwick line.  Just to the north of Wokingham, Twyford station will offer services on the new Crossrail line – due to open in 2021.  This is in addition to the fast services from Reading and Twyford on the Paddington Line. 

Shopping: Wokingham Town Centre is undergoing regeneration and is attracting some new shops, mainly perhaps coffee shops and gift shops. It is the nearby and larger towns of Reading and Bracknell that offer more comprehensive shopping, with most of the national retailers one would expect. Equally, for many, Westfields on the western outskirts of London, is the shopping destination of choice. 

Education: Wokingham schools have an excellent reputation, with a good range of state schools but also within the borough or nearby, are some important private/public schools including Ludgrove, Wellington College, Shiplake College and Queen Anne’s for Girls. There are two excellent grammar schools in Reading, usually at or very close to the top of the list of state schools in the country.

The property is being marketed jointly with our associated business of Fine and Country (Reading and Wokingham) Ltd

Dependent upon the level of interest, we may sell by informal tender or public auction. A full legal pack will shortly be available online.

Viewing: Only by prior appointment and with a signed undertaking of satisfying the occupancy restrictions.

Telephone 0118 978 0777 or Email: Wokingham@martinpole.co.uk




Martin & Pole Estate Agents

To discuss this property please call us on

0118 978 0777

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Floorplan for Doles Lane, Wokingham Floorplan for Doles Lane, Wokingham Floorplan for Doles Lane, Wokingham

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