Bartletts Farmhouse, Reading, RG2

A beautifully restored Georgian farmhouse set within 1.4 acres, offering over 6,300 sq ft of accommodation including a substantial mixed-use annexe. A rare combination of historic architecture, modern sustainability and exceptional versatility in the Berkshire countryside.

Overview

Bartletts Farmhouse is a distinguished Grade II* country house, rich in history and thoughtfully adapted for contemporary living, positioned within one of Berkshire’s most sought-after rural locations. The sympathetically restored main house — which has been featured in 25 Beautiful Homes magazine and The Sunday Times — provides approximately 4,472 sq ft (415.5 sq m) of elegant accommodation and is complemented by a substantial detached annexe of approximately 1,890 sq ft (175.6 sq m). Together they create a highly versatile estate, perfectly suited to multi-generational living, home-based businesses or income generation, and represent a rare opportunity to acquire a Georgian home of scale, character and lasting appeal.

Main House

The house is presented in superb decorative order throughout, showcasing an abundance of period features, including large sash windows with original window seats and shutters, high ceilings, fine panelling, exposed timber beams, a front door flanked by fluted Doric pilasters, and a striking Jacobean staircase. These timeless details are perfectly balanced by the current owners’ extensive refurbishment, which has transformed a previously derelict property into a comfortable, highly efficient and beautifully appointed home. Among the many renovations undertaken were a new roof, complete rewiring and replumbing, a new heating system with underfloor heating in every room, and all windows replaced or carefully renovated.

The accommodation is both generous and beautifully proportioned. The heart of the home is the exceptional open-plan kitchen, dining and family room which was added in 2013 — flooded with natural light from full-height glazing, rooflights and French doors opening to the garden, and featuring a vaulted ceiling with exposed beams, creating a stunning space for entertaining.

The bespoke kitchen features oak-lined cabinetry, granite worktops, a split butler sink, central island, and an electric four-oven Aga. An original well, with a glass cover and statement lighting, provides a unique focal point.

The adjoining family room area benefits from surround-sound speakers, a subwoofer and a wood-burning stove, creating a warm yet refined atmosphere.

The original part of the house offers elegant reception rooms of classic Georgian proportions, including a fine drawing room and formal dining room with oak flooring. Additional ground floor accommodation includes a study, reception hall, boot room, shower room, large utility room with secondary oven and hob, cloakroom, and access to the double garage. Steps lead down to the cellars, currently used for storage and offering further potential, subject to the necessary consents.

Bedroom accommodation is arranged over the first and second floors, providing five well-appointed double bedrooms. The first floor features a luxurious dual-aspect principal bedroom with original panelling, a family bathroom with freestanding bath and walk-in shower, a guest bedroom with en-suite bathroom, and a further large dual-aspect bedroom. Two additional double bedrooms occupy the second floor, accessed via separate staircases, adding charm, privacy and flexibility.

Annexe

In addition to the main house, the property benefits from an impressive detached oak-framed annexe extending to approximately 1,890 sq ft (175.6 sq m). Built in 2021, it is suitable for residential and/or business use, with the benefit of mixed-use planning permission. Thoughtfully positioned to ensure privacy from the main house, the annexe offers excellent income potential and a wide range of possible uses.

The first floor comprises a self-contained two-bedroom apartment, ideal for multi-generational living, visiting family and friends, staff accommodation, or as a high-quality income-generating unit (subject to any necessary permissions). The ground floor provides a large open-plan space that has served as premises for the current owners’ business, as well as a party barn and games room.

This highly flexible area could readily function as a professional office suite, creative studio, workshop, gym or wellness space, or secure garaging for classic vehicles.

Altogether, the annexe significantly enhances the appeal of Bartletts Farmhouse, broadening its use beyond that of a traditional country home and making it particularly attractive to those seeking a live–work lifestyle.

Sustainability

Another notable feature of Bartletts Farmhouse is its environmentally conscious infrastructure, including ground-source and air-source heat pumps, underfloor heating throughout with individual room controls, and two EV charging points - creating a rare combination of historic architecture and sustainable, low-carbon living. The property also benefits from quarterly Renewable Heat Incentive payments.

Garden & Grounds

The house sits within beautifully landscaped grounds of approximately 1.4 acres, with gardens to the front, side and rear. Most rooms enjoy uninterrupted views across the gardens to neighbouring fields. Rolling lawns lead to a large duck pond framed by mature trees, while a paved terrace provides a perfect setting for al fresco dining and entertaining, all enjoying far-reaching views over surrounding farmland. A small walled kitchen garden to the side of the property is ideal for growing fruit and vegetables.

A driveway to the side of the house leads to a generous gravel parking area providing parking for 10 or more vehicles, together with a double garage.

Location

Despite its peaceful rural setting, Bartletts Farmhouse enjoys excellent connectivity. The property lies close to the village of Arborfield and approximately five miles south of Reading.

The area offers highly regarded schools, local amenities and excellent pubs, while the nearby market town of Wokingham provides a wide range of shops, restaurants and leisure facilities.

Rail services run from Wokingham to London Waterloo and from Twyford to London Paddington via the Elizabeth Line, with the fastest services reaching central London in approximately 21 minutes. The property also offers convenient access to Heathrow Airport, the M4 (J11) and M3 (J4).

Additional Information

• No onward chain
• Tenure: Freehold
• Postcode: RG2 9JX
• what3words: ///escape.moved.places
• Internet: Ultrafast FTTP broadband. The estimated fastest download speed currently achievable for the property is around 1000 Mbps (data taken from checker.ofcom.org.uk on 17/03/2026). Actual service availability at the property or speeds received may be different.
• Services: Ground-source and air-source heating systems with quarterly RHI payments, mains electricity with three-phase supply to both properties, private water and drainage.
• EPC: Main House D | Annexe B
• Council Tax: Main house Band G | Annexe Band A (with possible discount/exemption -
• Please click on the Matterport link above which takes you to the main house virtual tour, and then from there click on any external door to see the annexe virtual tour.
• Viewings: Strictly by appointment
• Please note: the twilight exterior image has been AI-enhanced to illustrate the property at dusk **ENQUIRIES**

For all enquiries, viewing requests or to create your own listing please visit the Emoov website. If calling, please quote reference: S5945