Tote Hill, Lockerley

Occupying an enviable and particularly private rural setting on Tote Hill, one of the most desirable locations within the parish of Lockerley, this exceptional country property enjoys an unusually secluded position within the welcoming hamlet. Set away from the road, the house benefits from an exceptional sense of privacy, with uninterrupted rural views across the surrounding countryside and a beautiful outlook over a small valley in the fields.

The main dwelling provides two bedrooms and two reception rooms, complemented by a separate two-bedroom annex offering excellent flexibility for multi-generational living, guests, home working or additional accommodation. The substantial footprint of the main building also presents potential for significant redevelopment, subject to the necessary consents.

The property is surrounded by beautifully established gardens, which are particularly impressive during the spring and summer months. The grounds feature approximately 40 ornamental cherry trees, many planted in 2021, together with a boundary of around 100 scented climbing roses planted in recent years. The gardens benefit from an automated irrigation system, ensuring the planting can continue to flourish. The lawn has been planted with wild flowers which bloom at different times throughout the summer, creating an attractive and informal country garden.

Further outside, the property benefits from a substantial barn, three stables, extensive parking and a secure, fox- and vermin-proof chicken run currently accommodating around a dozen hens, with potential to increase capacity considerably. A large fenced vegetable garden lies adjacent, providing further opportunity for those looking to embrace a more self-sufficient rural lifestyle.

The land is divided into areas of pasture and woodland and offers considerable versatility for equestrian, agricultural, leisure and lifestyle uses. Each lot benefits from its own independent access from the road and its own water supply, adding considerable practical flexibility.

The surrounding countryside provides beautiful walking directly from the property, while the immediate setting is exceptionally peaceful, with very little passing traffic. The private lane serving Tote Hill forms a crescent rather than a through route, contributing to the quiet and secluded nature of the setting.
There is also significant potential for future development, subject always to the necessary planning and other consents.

Lots 2 and 4 form part of the existing hamlet of buildings at Tote Hill and may offer development potential. The former chicken shed, which forms part of the residential property and has reportedly been used for residential purposes for approximately 30 years, may also offer potential for residential conversion or redevelopment, subject to consent. To the west of the chicken shed is a derelict former turkey shed which may offer potential for equestrian or potentially residential development, again subject to the relevant permissions.

The land as a whole was originally purchased in 1930, with the property`s original principal dwelling, now the annexe, constructed in 1959. In 1996, the building was extended to create what is now the main residence, Out Yonder.

Properties offering this exceptional combination of accommodation, privacy, land, outbuildings and potential, all within such an attractive rural setting, are increasingly rare. The property presents a highly versatile opportunity to acquire a private country home with substantial ancillary accommodation and considerable scope for equestrian, agricultural or wider lifestyle pursuits, while retaining significant potential for future enhancement and development.

Please note that footpaths cross the land. Refer to the sale plan for further details.

Lot 1 - £775,000
2.9 Acres. Main Dwelling, Annexe, Outbuildings.


Lot 2 - £65,000
4.8 Acres. Gently sloping established pasture with a concrete base from a former barn.


Lot 3 - £150,000
5.5 Acres. Approval for a 16 x 8 metre Hay & Implement Store.
The parcel of land upon which the approved hay barn can be sited is on level ground. It is also
enclosed on all sides by dense woodland. There are two public rights of way numbered
145/25a/1 to the east and 209/23/1 to the south-east of the woodland enclosed parcel of
land. This wide woodland belt provides dense screening from these public viewpoints. Lot 3 benefits from water supply.

Lot 4 - £40,000
1 Acre. Water supply, and a cattle trough.

SITUATION
Romsey 6 miles, Stockbridge 8 miles, Salisbury 12 miles, Winchester 15 miles, Southampton 18 miles.
Mainline Train Services: Romsey to London (Waterloo) approximately 90 mins.
Airports: Southampton 14 miles, Bournemouth 30 miles.

Out Yonder occupies an attractive rural position on Tote Hill within the parish of Lockerley, surrounded by the rolling countryside of the Test Valley. The property enjoys a peaceful setting whilst remaining within easy reach of the nearby villages of East Dean and Mottisfont, with local amenities including village shops, public houses and schools. A wider range of shops, restaurants and everyday amenities can be found in Romsey, Salisbury, Stockbridge and Winchester, all within easy reach. The cathedral city of Salisbury and historic city of Winchester also provide excellent cultural, recreational and shopping facilities, whilst Southampton offers extensive commercial, leisure and transport links.

EDUCATION
The area is well served by a range of highly regarded schools, with independent options including Embley, Strathallan, Farleigh School, Godolphin, St Swithun`s and Winchester College, together with a number of well-regarded primary and secondary schools in the surrounding villages and towns. For further details, see for independent schools and the relevant Hampshire and Wiltshire local authority websites for state school information.

LOCAL SPORTING & RECREATION
There are numerous sporting and recreational opportunities in the surrounding area, with the Test Valley and nearby countryside providing an extensive network of footpaths and bridleways, ideal for walking, riding and cycling. Golf can be enjoyed at nearby courses including Romsey, Stoneham and Broadlands. Racing is available at Salisbury, Newbury and Wincanton, whilst the River Test and River Itchen offer excellent opportunities for fly fishing. The South Coast is within easy reach for sailing, boating and a range of water sports, with the New Forest also providing extensive opportunities for outdoor recreation.

AGENTS NOTES
Fox Grant and their clients give notice that:
1. They have no authority to make or give any representations or warranties in relation to the property.
2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact.
3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance purposes only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning , building regulation or other consents and Fox Grant have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
EPC D
Council Tax Band C

PROPERTY CODE
CV, EQ, SH, FL



Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.