(Full pdf or printed details available from Kidson-Trigg 01672 520 512 firstname.lastname@example.org)
Set in 27.5 acres in an elevated position, with far reaching views across an area of outstanding natural beauty. A substantial 5 bedroom house, triple garage with studio, stable yard, manege and paddocks.
(Full colour pdf brochure available to download)
Oakfields House, East Garston, Hungerford, Berkshire RG17 7HD
(Distances approximate) Wantage 10 miles, Lambourn 3 miles, Hungerford 7.5 miles, Newbury 12 miles, Heathrow – 57 miles
Approximate distances to selection of preparatory and public schools;
Pinewood School 11.5 miles, St Hugh’s 18 miles, Cheam 17 miles. Marlborough College 16 miles, Radley College 24 miles, St Mary’s Calne 30 miles, St Mary’s Ascot 43 miles
A substantial detached family home, with a separate self-contained one bedroomed flat, in an elevated position with far reaching panoramic views across an Area of Outstanding Natural Beauty, with a generous garden and well fenced paddocks, stables and a manege, set in 27.5 acres
Entrance hall – Cloakroom - Drawing Room - Dining Room – Office - Sitting Room- Kitchen - Utility room - Wine cellar
Master Bedroom and Ensuite Bathroom – Bedroom 2 and Ensuite Bathroom - Bedroom 3 and Ensuite Bathroom – Bedroom 4 - Family Bathroom - Bedroom 5
Main House circa 3, 800 sq ft
Triple Garage and first floor Studio Flat with separate entrance, Bedroom, Sitting Room and Kitchen
Garage and Studio Flat circa 1, 102 sq ft
Circa 1.25 acres of gardens, 8 stables and manege and 26.25 acres split into 10 well fenced paddocks
Far reaching views across an Area of Outstanding Natural Beauty from the house, gardens and land
The entire property benefits from the sun all day and importantly evening sun to the front of the property, terrace and garden
East Garston itself is set in the North Wessex Downs Area of Outstanding Natural Beauty, there is a popular and well known drinking and eating pub and hotel called The Queen’s Arms Hotel, a Primary school in Great Shefford, village hall and social club, part time post office, daily newspaper and milk delivery, Cricket and Football club.
Oakfields House looks over All Saints Church which is a partly Norman Church built of brick and flint, the Church sits at the edge of the village next to Manor Farm.
Oakfields House was built about 40 years ago. The present owners purchased it in 1995 and have transformed it into a comfortable and spacious five bedroomed, four bathroomed home, with a magnificent kitchen, three reception rooms, an office and a purpose built wine cellar.
It's 27.5 acres of gardens and gently sloping land include 10 paddocks, stable block and yard with 6 boxes, a tack room, a 3 bay barn and a 40m x 20m manège.
Until recently it was used as a private stud, but would lend itself to a variety of private equestrian uses.
The numerous bridleways and footpaths across the downs are easily accessible.
The house stands in an elevated position on the south side of the Lambourn valley in an Area of Outstanding Natural Beauty. Surrounded by its lawns and paddocks, it has unrivalled views westwards towards Lambourn, some 3 miles away, and overlooks the idyllic village of East Garston and beyond it to the rolling downland towards the Ridgeway. Importantly the house has the sun all day and the evening sun to the entire front of the house, garden and terrace.
Approached from the public road by a sweeping Tarmac drive the large garden is enclosed by thick hedges and handsome wooden five bar gate which renders it reassuringly secure for dogs and small children and is very private.
Mainly laid to lawn, there are some lovely mature copper beech trees and 2 handsome cedar trees, along with other trees, shrubs and flower borders.
The west facing terrace in front of the house provides a magnificent venue for al fresco dining in the summer.
On reaching the house the Tarmac drive gives way to a wide sweep of gravel with a large three bay garage block above which there is a studio with comfortable living accommodation.
Development of Oakfields
The house has been sympathetically extended and reconfigured internally and a wine cellar was added. It has been completely rewired, re-plumbed and the oil fired central heating system has been recently renewed. A top quality bespoke painted wood kitchen and a new staircase were put in, together with double glazed windows, cavity wall insulation and loft insulation.
The triple garage, stable complex and manège were constructed with the paddocks being fenced and the automatic water troughs installed
Subsequent work has been carried out to create en-suite bathrooms to two of the secondary bedrooms, the entrance hallway and the studio accommodation in the flat above the garage.
The house now comprises 3 spacious reception rooms, a large kitchen with a dining area and a utility room, an office, a wine cellar, 4 large double bedrooms, three of which are en-suite, a fifth bedroom and a family bathroom. The studio accommodation has a double bedroom and is suitable to provide living accommodation for a groom or a single person.
Kitchen/ breakfast room
Custom built kitchen in painted wood, designed, built and installed by Keith Gray in 1995.
Kitchen recently (2014) redecorated and new fittings (as below) were installed June 2001.
Aga – New Electric Total Control 3 oven aga, Neff gas hob with built in hood housing an extractor fan vented to outside and lights, Blanco undermount Stainless steel sink with large and small bowl fitted to existing waste disposal unit, Coffee brown Granite worktops with Roman moulded edges and side recessed drainer and upstands.
Ceiling LED down lighters switched to front and rear of kitchen and under wall unit lighting. Multiple electrical sockets, TV and phone point, 2 radiators.
The kitchen has a double aspect outlook. Double french windows face west and open onto the terrace. They benefit from wonderful sunsets. The window above the sink faces north and has a view of the Church tower and across the village up to the downs above.
The Maytag double fridge and freezer, Miele dishwasher and free standing butcher’s block table, free standing chest of drawers and Neptune dining table 260 x 90 cms and 6 chairs will remain the owners’ property.
Utility/ boot room (off kitchen)
Range of floor and wall units under a Formica worktop, with a single bowl stainless steel sink, plumbing for washing machine, sufficient electrical sockets and a double radiator, window faces east. Hardwood half glazed backdoor faces north. Outside light. The owners will retain the fridge/freezer and the freestanding tall double cupboard.
Boiler room (off utility room)
A replacement oil Grant Vortex pro Utility 36/46 condensing boiler was installed in May 2012, with a new pump and switches for separate circuits/systems for upstairs and downstairs central heating. New multiple period thermostats were fitted to separately control the upstairs and downstairs heating. The boiler, on a separate timer, heats the hot water
Water softener; with automatic timer refresh system, which uses salt granules.
The alarm system controls and telephone monitoring connection are housed in the boiler room.
Bespoke Oak front door with east facing side windows.
Thermostatically controlled electric under floor heating and custom-built Vale skylight/rooflight. Wall lights, radiator and electrical sockets
off hall, with extractor fan and sensor lighting, radiator
Hallway which leads to the kitchen, drawing room, dining room, office and sitting room. Staircase leading up to first floor landing. Built-in hanging cupboard for coats and understairs cupboard.
With an open fireplace with Adam style mantelpiece and marble slips. A large bay window faces west, with bench seating, an under seat radiator, built-in display and book shelves, 2 separate TV points, electrical sockets and wall lights.
Double aspect with double french windows that face west and open onto the terrace. There are wall lights with a dimmer switch and 2 radiators.
South facing window. Built-in desk with drawers and shelves above. Built in cupboards and shelf on opposite wall. Main phone point for broadband and multiple electric power points. Built-in full height cupboard with a gunsafe bolted to the wall. Ceiling spotlights provide good working light.
Double aspect with windows facing east and south. Open stone fireplace, built-in bookshelves, Sky TV and TV points, electrical sockets and wall lights. Double radiator.
Doorway from sitting room to staircase down to the Wine Cellar (located under sitting room)
Window at top of stairs faces north. Staircase and handrails down into cellar. Currently racked out for individual bottles and shelving for cases of wine
Landing with east facing window above the staircase. Landing leads onto all the bedrooms and family bathroom.
Master bedroom (Bed 1) Double aspect windows face west and north, fitted wardrobes, 3 radiators. Down lighters on 2 circuits both with dimmer switches, TV point. Door into:-
En-suite bathroom. Twin wash hand basins, bath, separate power shower, WC, shaver socket and double radiator. 2 towel rails, one heated from boiler and one from hot water cylinder. Down lighters separately switched. Amtico floor.
Double bedroom (Bed 2) double aspect windows faces east and south. 2 built-in cupboards. TV point 2 radiators. Door into:-
En-suite bathroom with bath, shower above bath, basin and WC, Amtico floor. Bath and shower have separate immersion heated tank in loft above. Electric heated towel rail. Extractor fan (switchable). Cupboards under low work surface.
Double bedroom (bed 3) with double aspect windows, one that faces south and a dormer window that faces west. Built-in cupboards either side of window. TV point, 2 radiators. Door into:-
En-suite bathroom with power shower, wash hand basin WC, shaving socket, electric heated towel rail and cupboard/shelves beside shower. Amtico floor.
Roof access from landing with retractable ladder. Roof partially boarded to provide storage space. TV aerial, dab aerial with switching boards to provide multiple room TV points. Light and power point in attic. 3 water tanks.
Single bedroom (bed 5) with a dormer window facing west. Radiator.
Double bedroom (bed 4) with a dormer window facing west. One double hanging and one shelved cupboard, a second double cupboard with hanging and shelves and a small storage cupboard. TV point, radiator.
Family bathroom opposite bed 4, with bath, wash hand basin, WC and linen cupboard with the hot water cylinder which is heated by the boiler but also has a double electric immersion heater if needed. The two shower pumps are located in this cupboard.
Triple garage block
3 electric wooden doors, each with remote control, water, power sockets. North facing window. Ceilings and steel beams all encased in half hour fire-proofing plaster boarding.
Studio Flat above garage with separate entrance and staircase, created in 2006.
First floor open plan arrangement with switched down lighters, electric convection heaters with timers and thermostats. It is suitable for a groom or staff member, or as living accommodation for a single person. It is currently let to a businessman who uses it during the week whilst he is away from home. The garage and studio flat are included as part of the house for rating and tax purposes.
The studio flat comprises:-
Small entrance lobby with staircase up to first floor studio flat.
Staircase with cupboard at top of stairs and window facing south across paddocks
Kitchen with Velux ceiling light, fridge, stainless steel sink with drainer, electric cooker hob and kitchen units. Fan heater.
Sitting room with dormer window looking west. Under eaves storage cupboards.
Double bedroom with under eaves storage cupboard, hanging cupboard and Megaflo immersion heated mains fed hot water tank. Dormer window looking west.
Bathroom contains bath, shower above, wash hand basin, WC and a storage cupboard. North facing window. Fan heater and extractor fan.
Energy certificate rating E42 for flat.
Technical and other items
Intruder alarm system with 2 zones (garage and house). Key fob operated and monitored by adt.
Oil boiler supplies the central heating and hot water.
The radiators are individually thermostatically controlled
500 gallon oil storage tank behind garage
Electric fence energiser externally mounted behind garage
New electrical trip panel installed in 2008
Cavity wall insulation
All windows are double glazed
The sale would include all fitted carpets, fitted wall lights and the curtains would be available by separate negotiation
Council tax band F £2, 193 for 2015
Floor areas of house are approx 356.15 sq m ( 3, 835 sq ft) plus garage and studio 95.21 sq m (1, 024 sq ft) giving a total of 451.37 sq m ( 4, 858 sq ft)
Summary of Land and Stables and fenced Manège exercise arena
Paddocks comprise 10.3 hectares in Lower (north) and Upper (south) paddocks.
The land is registered for grazing of horses with The Single Payments Authority and has received annual payments from the Rural Payments Agency.
Some 22 acres of the land is currently held in a separate vehicle and would require a separate contract to purchase it as agricultural land.
The section 106 Agreement with the council allows for use by family and friends. At present some friends keep horses under a livery agreement and other friends send resting racehorses for a short break from training. The agreement would need to be novated by the new owners.
Access off main drive with separate gate.
L shaped Harlows wooden stables – 2 large foaling boxes and 4 stables (12x12). All stables fitted with rubber mats.
Tack room with electric lights and power sockets.
Mains water supply from house.
3 bay barn with 2 boxes
Owners mid-sized secure lockable container which will be left for new owners.
Farm equipment for paddock maintenance can be bought by separate negotiation.
Situated above the stable yard, it is 20m x 40m (in need of a replacement surface) with wooden post and rails. Good drainage and base.
The paddocks are split into two total pieces. 19.67 acres to the south (upper paddocks) and 6.56 acres to the north or lower paddocks. A total of 26.23 acres of fenced paddocks.
Upper (south) paddocks are divided into 7 paddocks with wooden posts and Fieldguard mains electric fencing, all accessed from stables yard with gates. Paddocks are inside a circular track to enable access to all the paddocks. 2 field shelters, one fixed and one mobile.
3 automatic Water troughs in centre line of fencing providing water to 6 of the paddocks.
Lower (north) paddocks are accessed off driveway and are divided into 3 separate paddocks with wooden posts and rails and bayco flexible wire under wooden rails. Water pipes in fencing line with standing taps in top and bottom halves of paddocks to provide water to large containers.
Planted for ease of gardening and mowing. There are mature hedges around the borders, 3 Copper Beech trees, 2 Cedar trees, a mature Holly tree and other shrubs and trees as well as a Rose bed near to the house. (The gardens, stables and manege amount to circa 1.22 acres).
General remarks and stipulations
Stamp Duty saving and structure
22.87 acres of paddocks are held in a separate vehicle and will be sold under a separate contract. This is also classified as agricultural land and therefore the property should be deemed as mixed use and should be subject to a significant stamp duty saving in the amount payable. Prospective purchasers should satisfy themselves as to the stamp duty situation with their solicitor. Further details on application.
Tenure and possession
The property is offered for sale freehold as a whole with vacant possession.
Easements, wayleaves and rights of way
The property is offered for sale subject to and with the benefit of all rights of way, either public or private, easements, wayleaves and other rights of way whether they are specifically referred to or not.
West Berkshire District Council
Oakfields House – Band F, March 2014 £2, 193.44
East Garston Village
Please visit for extensive information about everything to do with East Garston Village
Mains electricity, mains water, private drainage (septic tank), oil-fired central-heating.
The property is sold subject to any development plans, Tree Preservation Orders and Ancient Monument Orders, Town Planning Schedules or resolutions which may be or may come into force.
Sporting, timber and mineral rights
All sporting rights, standing timber and minerals, insofar as they are owned, are included in the freehold sale.
Any purchaser shall be deemed to have full knowledge of all boundaries and neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the particulars or plans, or the interpretation of them, the question shall be referred to the vendor’s agents whose decision acting as experts shall be final.
Plans, Areas and Schedules
These are based on the Ordnance Survey and are for reference only.
Fixtures and fittings
Only those mentioned in these sale particulars are included in the sale. All others, such as, light fittings, garden ornaments etc, are specifically excluded but may be made available by separate negotiation. Carpets, field shelters, swings, container are all included within the sale.
From the M4 (Junction 14) follow the A338 signposted towards Wantage. As you enter Great Shefford take the left hand turn towards Lambourn, Eastbury and East Garston. Continue along this road above the village of East Garston, go past the Queens Hotel on your right, as you are about to leave the village you will go past a set of solid wooden gates on your left, take the next turn left after this entrance. Continue up the tarmac drive and turn left at the top. Oakfields will be found at the end of the drive.
Viewings are strictly by prior appointment through the vendor’s agents, Kidson-Trigg
1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Kidson-Trigg in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Kidson-Trigg does not have any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s).
2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only.
3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct.
4. Vat: The vat position relating to the property may change without notice.
Particulars dated: January 2015. Photographs taken at varying times by the vendor over the last decade