Lot 2
193 Ac(78.10 Ha)
Guide price £2,740,000

AppuldurcombeWroxall, Ventnor, Isle of Wight, PO38 3EW

  • Available in lots

Key features

  • Sold in March 2019
  • 18th Century four bedroom farmhouse with self-contained two bedroom annexe
  • Substantial set of farm buildings
  • 5 bedroom barn conversion
  • Indoor soft play area

Ring fenced farm with stunning views in an enviable position

About this property

  • Overview
    Appuldurcombe Farm is a 193 acre livestock farm that has been in the same family for a number of years. The farm is located within an Area of Outstanding Natural Beauty in the Chalk Downs between the villages of Wroxall and Godshill and at its highest point, enjoys panoramic views over the Isle of Wight.

    There is a substantial farmhouse along with an impressive range of agricultural buildings and ancillary accommodation including an annexe, holiday cottage and a barn conversion that has been refurbished to create a substantial family home and farm office.

    The land is ring fenced with gently undulating pastureland that has been divided into separate fields which are currently grazed by rare breed sheep and cattle.

    Appuldurcombe Farm is located about 0.7 miles from Wroxall, a small village with a school, church, village shop and public house. About 3.1 miles away is the more established, seafront town of Ventnor which offers a range of amenities such as shops, supermarkets, cafes and pubs.

    The Isle of Wight has a network of A roads that interlink and provide efficient access between neighbouring towns and villages. Fishbourne, Cowes and Yarmouth are about 10.9, 13.4 and 18.4 miles away providing ferries to the mainland including Gosport, Portsmouth, Southampton and Lymington.

    The Island provides many leisure opportunities, including sailing, golf, cricket, as well as several leisure centres with an impressive footpath network and well-used cycling routes.


    Method of Sale
    The property will be sold by private treaty as a whole or in 3 Lots.

    Reserved Rights Over Adjoining Property
    If the farm is sold in Lots there will be reserved rights agreed to
    benefit each lot and to ensure the continued supply of services
    across the estate. Further details on these rights can be
    obtained from the selling agents.

    Water Supply
    There is a private borehole marked A on the sale plan that
    feeds a reservoir marked B on the sale plan which feeds
    all properties on the estate and is tested annually. Further
    information on water is available from the selling agents.

    The residential properties are all served with mains electricity and have individual or shared private drainage. The majority of
    the residential properties benefit from oil-central heating.

    Basic Payment Scheme
    The land is registered with the Rural Payments Agency (RPA) and Basic Payments are claimed annually. The basic payments relating to Lot 1 will be transferred after completion.

    Environmental Stewardship Scheme
    There is an entry level scheme that runs from 01/10/2014 until 30/09/2024 and a higher level scheme that runs from 01/10/2014 until 30/09/2024. The buyer of Lot 1 will be required to take on this environmental stewardship agreement.

    Sporting and Mineral Rights
    All sporting and mineral rights are included in the sale as far as

    In addition to the purchase price, should any sale of the
    property, or any right attached to it, become a chargeable
    supply for the purposes of Value Added Tax, such tax shall be
    payable by the purchaser in addition to any monies to be paid
    during the course of the sale and the purchaser shall indemnify
    the vendor in respect thereof, including interest, or penalty.

    Tenure and Possession
    The property is freehold with vacant possession upon

    Live and Dead Stock
    Live and dead stock will be available by separate negotiation.

    Fixtures and Fittings
    Certain fixtures and fittings within the house, cottages and
    farm buildings are excluded from the sale but may be available
    by separate negotiation. A complete list is available from the
    agents. The services, equipment, fixtures and fittings have not
    been tested and cannot be verified as in working order or fit for
    their purpose.

    Easements, Wayleaves and Rights of Way
    The property is sold subject to the benefit of all rights, including
    rights of way, whether public or private, light, support, drainage, water and electricity supplies and any other rights and
    obligations, easements and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes, whether referred to in the Conditions of Sale or not.

    Health and Safety
    Given the potential hazards of a working farm, we would
    ask you to be as vigilant as possible for your own personal
    safety when making your inspection, particularly around the
    agricultural buildings.

    Strictly by appointment with Savills and BCM.

    The main access road is not included in the sale- however the
    buyer will have full rights of access.

    View payable Stamp Duty for this property

Local information

  • Situation
  • Appuldurcombe Farm is situated in an Area of Outstanding Natural Beauty in the chalk downs between Godshill and Wroxall. Godshill is one of the most visited villages on the Isle of Wight. With Shanklin a short drive to the East and Ventnor to the South Appuldurcombe is in a fantastic location benefiting from the coast being a short drive whilst being in an idyllic rural location.
  • East Cowes ferry port is about 25 minutes drive away and Yarmouth ferry port is about 40 minutes drive.
  • Education
  • Godshill Primary School is one of the best schools on the island, scoring 92% in the Department for education's league table, (published in 2013). There is a Primary and Pre School in Wroxall. Slightly further afield are two private schools – The Priory, East Cowes and Ryde School, Ryde, are both less than a half hour drive with either boarding or day school options.

Additional information

  • Directions: From East Cowes ferry terminal: Take the exit on to Dover Road signposted Ryde, Newport At the mini roundabout take the 2nd exitsignposted Newport, continue along this road At Barton Manor Roundabout take the 1st exit onto the A3021 signposted Newport At the roundabout take the 2nd exit onto the A3054 signposted Newport, Cowes At the roundabout take the 3rd exit onto the A3020 signposted Sandown, Litten Park At St Georges Roundabout take the 1st exit onto A3020 signposted Shanklin, Ventnor, Sandown Turn right at the Blackwater junction onto A3020 signposted Shanklin, Godshill Appuldurcombe House is signposted from the A3020 Turn right at the mini roundabout on to the B3327 signposted Ventnor Turn right on to Appuldurcombe Road From Yarmouth ferry terminal: Turn left on to Bridge Road Continue on to River Road At the Roundabout take the 1st exit on to the A3054 signposted Newport At St Marys roundabout take the 3rd exit on to the A3054 At the roundabout take the 4th exit on to the A3020 signposted Sandown, Litten Park At St Georges Roundabout take the 1st exit on to the A3020 signposted Shanklin, Ventnor and Sandown Turn right at the Blackwater junction on to the A3020 signposted Shanklin and Godshill At the mini roundabout turn right on to the B3327 signposted Ventnor Turn right on to Appuldurcombe Road
  • EPC Rating = G