NokeOxford, OX3 9TU

MANOR FARM, NOKE
It is understood that parts of the main house date back to circa 1600 and once formed part of a hunting lodge. Today, the property retains many original features, offering a wonderful family home that is sympathetically restored yet full of character. Manor Farm sits in a plot of circa 22 acres and comprises Manor Farmhouse with six bedrooms and five reception rooms, a 17th century stone barn (Bradshaws) with permission to convert to a separate five bedroom house of approximately 3650 sq ft, and various outbuildings, including a one bedroom staff flat. With suitable consents, Bradshaws could alternatively fulfil a variety of functions ancillary to the main house, such as a party barn, guest accommodation, workshop or office. There is also consent to build an approx 1,100 sq ft office to the northeast of the main house. A substantial renovated barn with five bedrooms, Noke Place, is available by separate negotiation. The gardens and grounds at Manor Farm are wonderfully cared for and provide a peaceful and attractive setting, set in circa 22 acres. A further 330 acres are available by separate negotiation. All the main buildings benefit from full fibre to the premises broadband, offering gigabit connectivity.

MANOR FARMHOUSE
Manor Farmhouse is an impressive Grade II listed stone built farmhouse dating back partly to the 16th Century. The house has been extensively and sympathetically renovated and extended with many of the period features still remaining offering practical and comfortable living. The farmhouse is approached from the main private farm drive, which brings you to a private parking area with a formal garden area to the northern elevation of the house. The entrance door leads into a large entrance hall with an adjacent utility area and doors to the garden. To the right of the front door is a large drawing room with exposed beams and an open fireplace with three double doors leading out to the garden. To the left of the entrance hall is the dining room with integral storage and a woodburner.

There is a good sized family kitchen which is spacious, light and airy with a large Aga, fitted units and access to the garden. In the eastern part of the property is a snug with a large fireplace and adjoining conservatory with views across the walled garden and direct access to the garden. The large study with double aspect windows includes a wood burner and an adjoining storage room. A cellar is located underneath the study. To the first floor is the principal bedroom suite with large double aspect windows looking out across the farmland with an en suite bathroom. Opposite the principal bedroom is a wood panelled sitting room with a woodburner and views across the walled garden. A family bathroom and double bedroom with a character fireplace and a further two en suite double bedrooms are located on the first floor. Two further bedroom suites are located on the second floor accessed by individual staircases.
Included within the brochure are floor plans detailing the layout of the accommodation. It should also be noted that there is an historic planning consent for the removal of the existing conservatory and a new 1,022 sq ft orangery to be erected on the southern elevation of the farmhouse, providing additional living space.

GARDENS AND GROUNDS
The walled garden to the south and west of the house is mainly laid to lawn with flower beds throughout and borders to the edge with an orchard and wild meadows adding to the bio-diversity. A terrace area is located adjacent to the house, which offers private outdoor entertaining space with access to the kitchen and timber framed garden room. An enclosed heated swimming pool with a retractable roof and well-maintained tennis court sit at the bottom of the garden. To the eastern and northern elevation of the farmhouse is a paddock, which is part post and rail fenced and part surrounded by natural hedgerows with a pond.

BRADSHAWS
Bradshaws is an attractive Grade II listed stone built barn which currently extends to 2,012 sqft (GIA as per the floorplan) and is understood to have originally formed part of the stables to a large manor house and is situated to the north of Manor Farmhouse. There is planning consent to extend and convert the barn to a five bedroom dwelling. The barn is also suited to differing uses, including a leisure complex, studio or workshop.

OUTBUILDINGS
Two outbuildings are contained within the original farmyard and currently comprise garaging, machinery, garden stores and a workshop on the ground floor. There is also a first floor staff/guest apartment within one of the outbuildings. The outbuildings are both part open sided, offering enclosed and safe storage to the end. There is also planning permission for a further staff flat located to the north of the farmhouse and an approx. 1,100 sq ft new home office to the east.

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