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5 bedroom semi-detached house for sale

Appuldurcombe, Wroxall, Ventnor, Isle of Wight, PO38

Guide Price £4,750,000

Property Description

Key features

  • Grade I Listed mansion (ruined)
  • Six Grade II Listed holiday cottages
  • Shop
  • Cafe
  • Museum
  • Falconry centre
  • Indoor soft play area
  • 18th Century four bedroom farmhouse with self-contained two bedroom annexe
  • 5 bedroom barn conversion
  • EPC Rating = G

Full description

Tenure: Freehold

The Appuldurcombe Estate is situated in an Area of Outstanding Natural Beauty. This diverse estate comprises nine residential properties, a working aviary, cafe, indoor soft play area, shop and the fantastic ruins of the historic Appulurcombe House. The land extends to some 287.01 acres of grazing land.


Appuldurcombe Estate 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.


The Appuldurcombe Estate is situated in an Area of Outstanding Natural Beauty in the chalk downs between the villages of Wroxall and Godshill.
This diverse estate comprises nine residential properties, a working aviary, cafe, indoor soft play area, shop and the fantastic ruins of the historic Appuldurcombe House - of which the East wing has been restored and is now used as a wedding venue and for tour guides between April and September. English heritage assists with the maintenance of Appuldurcombe House. The land extends to some 287.01 acres of grazing land which is currently grazed by rare breed cattle and rare breed sheep.

The partly restored Grade I Listed Appuldurcombe House spent 300 years under the ownership of the Worsley family, in this time the house was rebuilt in 1701 by Sir Robert Worsley and enlarged and altered 70 years later by his great nephew Sir Richard Worsley. Having been uninhabited since 1909 only the shell remains for the most part of the house however the East Wing has been restored and is now used as a wedding venue. English Heritage help to maintain the house which is currently open all year round for weddings, but only open from 1st April - 30th September as a visitor attraction.

Situated within the grounds of Appuldurcombe House are the following four cottages which are currently used as holiday lets:

• The Gatehouse (Grade II Listed) - Recently renovated Victorian cottage comprising living room, bathroom, kitchen and one bedroom.
• The Retreat (Grade II Listed) - Recently refurbished cottage comprising living room, bathroom, kitchen/breakfast room and one bedroom.
• Stable Cottage (Grade II Listed) - Comprising entrance hall, living room, kitchen/dining room, bathroom and three bedrooms. Originally the stable block for Appuldurcombe House, this property benefits from period features such as beams in the living room.
• The Coach House (Grade II Listed) - Cottage comprising flagstone hall and staircase, living room, kitchen, galleried dining room, two bathrooms and four bedrooms. Originally the Coach House for Appuldurcombe House some period features such as exposed beams are evident.

The sport of falconry has been a part of Appuldurcombe's history since 1538, keeping within this tradition the falconry centre was opened in 1998 - comprising a shop, toilets, audio display room, cafe, indoor flight barn, aviary and outside children's play area. The aviary was designed and built for eagles, hawks, falcons, kestrels, kites, vultures and owls.

Set in the heart of Appuldurcombe Farm are the following three residential properties - the Farmhouse with the Farmhouse Cottage as ancillary accommodation and The Old Farmhouse set on its own.

The Farmhouse

This classic 18th Century farmhouse built in 1780 was originally the Deer Lodge for Appuldurcombe Park. The property comprises a reception hall, drawing room, snug, living room, kitchen/breakfast room, four bedrooms, one bathroom, and two W/C, office, utility room and boot room. The drawing room benefits from a large bay window with far reaching views. At the end of the garden is a reverse ha-ha, one of Capability Brown's trademark designs.

Farmhouse Cottage

Attached to the Farmhouse is the Farmhouse Cottage comprising of an open plan kitchen/living room, downstairs W/C, two bedrooms and a bathroom. This cottage is currently being used as a holiday let but could be used as ancillary accommodation or let completely separately to the main farmhouse.

The Old Farmhouse

The Old Farmhouse dates back to 1780 and was previously known as the Ox House. Set in the heart of the estate this property benefits from fantastic views and the privacy of a walled garden. Currently used as a holiday let this cottage comprises a living room, open plan kitchen/dining room, utility room, a downstairs bedroom with en suite bathroom. The first floor comprises two double bedrooms, one large single bedroom and a bathroom.
Both the kitchen and utility room lead out in to the walled garden which was originally the farm yard dating back to the 16th Century.

The Old Dairy House

The Old Dairy House is the only residential dwelling that is not listed having been completed in 2011. This house has been designed to a high specification comprising a large reception hall, family room, kitchen/breakfast room, larder, utility room, sitting room, five bedrooms and three bathrooms. A fantastic living space in excess of 4,000 sq ft has been provided. There is a separate office attached to the house.

Pasture land

Of the 287.01 acres included about 246.59 acres is pastureland currently being grazed by rare breed cattle and sheep. Being in such a fantastic location at the base of the chalk downs the land is a mixture of rolling farmland and small pockets of mature woodland. The land is situated in an Area of Outstanding Natural Beauty (AONB) and the park is a Grade II Listed Park of Great Britain. The parkland is mostly in a combined ELS/ HLS scheme which started on the 1st October 2014.

Farm Buildings

Adjacent to the Old Dairy House is the farm yard and farm buildings which comprise:

1. A 2 x 5 bay, open ended steel frame barn with a fibre cement roof, block walling and a concrete floor.

2. A 13 x bay former cubical steel frame barn with a fibre cement roof, central ventilation, livestock handling area and concrete floor.

3. A 4 x bay block walled barn/workshop with Yorkshire boarding, a fibre cement roof and concrete floor.

4. A 4 x bay steel frame barn with a fibre cement roof, concrete partition with child viewing area and concrete floor.

5. A 3 x bay part block walled barn with steel cladding, internal soft play area, skittles alley, W.C's, store room and concrete floor.

Set in an idyllic location on the edge of the estate is a two bedroom Victorian cottage, benefiting from complete seclusion and panoramic views of the estate and over Wroxall as far as Shanklin in the East.

Freemantle Lodge comprises a living room, kitchen, dining room with a Rayburn, two double bedrooms and bathroom.

To the west of Freemantle Lodge is the Grade II Listed Freemantle Gate which is now a scheduled monument. Designed in the 18th Century by the architect James Wyatt, the gates are very typical of this era and their grand design was intended to highlight the past glories of the park.

Contract, Deposit

A 10% deposit will be paid upon exchange of contracts to the vendors solicitors acting as agents for the vendor. Completion is to be agreed

Information Pack

A full information pack with draft contracts and estate details can be obtained from the sellers solicitors via an online data room. Please contact the selling agent for further information.

Reserved Rights over adjoining property

If the estate 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 - this feeds all the 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.

Single Farm Payment

The land is registered with the Rural Payments Agency (RPA) and Basic Payments are claimed annually. The basic payments relating to the property will be transferred after completion. The vendor will retain the 2015 claim in full. The 2014 SFP was £21,291.58

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. A buyer of Lot 3 will be required to take on these schemes. Payment for 2015 is £31,277.00.

Sporting and Mineral Rights

All sporting are included in the sale as far as owned.

Local Authority

Isle of Wight Council
Customer Service Centre
County Hall
High Street
PO30 1UD - Tel: 01983 821000


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 completion

Vendors Solicitors

Blake Lapthorn
New Kings Court
Chandler's Ford
SO53 3LG

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.

Energy Performance

Copies of the full Energy Performance Certificates are available on request.

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 building.


Strictly by appointment with Savills

Important Notice

Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 3.The reference to any mechanical or electrical equipment or other facilities at the property shall not constitute a representation (unless otherwise stated) as to its state or condition or that it is capable of fulfilling its intended function and prospective purchasers/tenants should satisfy themselves as to the fitness of such equipment for their requirements. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making his own enquiries in this regard.

Square Footage: 4,050 sq ft
Acreage: 287.01 Acres


From East Cowes ferry terminal:
Take the exit on to Dover Road signposted Ryde, Newport
At the mini roundabout take the 2nd exitsignposted Newport, cointinue 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

More information from this agent

Listing History

Added on Rightmove:
17 May 2015

Map & Street View

Disclaimer - Property reference WNR140012. The information displayed about this property comprises a property advertisement. makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Savills Rural Sales, Winchester. Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

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