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Windmill Farm is arguably one of the most attractive properties in the Lambourn area, and is superb in every way: a recently built house of fine proportions for modern living, with a beautiful garden in a glorious position with far reaching views; a state of the art stable complex, not only designed and maintained to demanding standards, but also suitable for a broad range of equine uses, whether commercial or private; and well-drained lime rich paddocks.


A mile from Lambourn - close enough to be able to use the commercial advantages of one of the country's major racing and bloodstock centres, yet far enough to be in glorious isolation. There is a wide variety of gallops around Lambourn and direct access to mile upon mile of downland bridle and by-ways. Lambourn is the base for some of the country's leading equine veterinary practices and farriers.

The Hungerford junction (J14) of the M4 is only 6 miles, and Windmill Farm is within easy reach of London and Heathrow Airport, as well as having a quick route to the west. Trains from Hungerford, Newbury, Swindon and Didcot take under an hour to London Paddington.

There are excellent state and private schools in the area including St Bartholomew's, Marlborough College, St John's, St Gabriel's, Elstree, Cheam, Pinewood and Radley. There are well-rated primary schools in Baydon, Lambourn and Chilton Foliat. Racecourses within an hour and a quarter are Newbury, Cheltenham, Bath, Salisbury, Kempton and Sandown. 

Race Record

The current owner has run a well known and successful racehorse breeding, boarding and equine rehab business and there is the opportunity to take over part of this thriving operation.

From a small group of mares Fiona Marner Bloodstock has bred, pinhooked and reared 32 group winners of 72 Black Type races including Elbio, Gallic League, Majestic Missile, Rock City, Royal Shakespeare, Silca's Sister and State of Play.

In 2022, Windmill Farm sold the top priced Tattersalls Book 2 yearling, a colt by Sea the Stars for 800,000 gns.

Windmill Farmhouse

The house, built with local sarsen stone in 2013 to exacting standards and great attention to detail, is laid out to take advantage of the views over the downs with the main rooms facing south.

With a porch to the front door, the double height reception hall with a drinks cupboard under the stairs leads to the west facing drawing room on the right. The dining room with west facing veranda and open plan sitting room, are straight ahead. The kitchen and attractive conservatory are beautifully designed with a Lacanche range cooker and a large island with integrated appliances. Further down the hallway are the lift, cloakroom larder and utility room with built-in storage and sink. Beyond is the back door.

Upstairs, which is accessed by a wide galleried staircase or lift, are three well-proportioned bedroom suites. The main bedroom suite has two bathrooms, each with a dressing room and built-in wardrobes. There are two further double bedrooms, one ensuite, and the other served by a family bathroom with bath and shower.

Off the landing is a designated laundry room with a Belfast sink and airing cupboard.

There is a staircase to the second floor, currently used for storage, designed to be fitted out with further bedrooms and bathrooms.

From the back door is the covered parking and storage area linking the house to the office, with wine cellar, kitchenette cloakroom and attic storage which is designed to serve the house and yard.


The planting of trees and shrubs has been carefully thought out to take best advantage of the outstanding views over the Wessex Downs, Lambourn and beyond. Features of the garden include the pond and a Belvedere overlooking the surrounding paddocks.

The Accommodation Barn

Across the courtyard from the house is the staff barn, divided into two flats. The ground floor flat has a kitchen utility room, bathroom, bedroom and sitting room. The first floor flat has a sitting room, kitchen, two bedrooms, and bathroom, with a utility room, wc and shower room. The tack room is also on the ground floor.

The Stable Yards

The yard is currently used as a successful stud farm and racehorse rehabilitation centre. Meticulously designed, there are two very fine stable barns built with brick plinths, a steel frame, timber cladding, tiled roofs with glazed ridge vents for exceptional light and ventilation, and solar panels. Each barn has 10 large stables fitted with rubber floor matting, mangers and automatic water bowls. Between the barns is the foaling unit with two large boxes and a sitting-up room.

To the rear of the south facing U-shaped yard is a utility barn for hay and straw storage, all weather turnout, vet room with stocks, solarium, salt treatment/quarantine box, feedstore, rug wash and storage room, potting shed and metal lockup container for implements.

Beyond the Utility barn and second stable barn are:

Six-bay horse walker and covered lunge ring.

All weather turnout and outdoor school, 25m x 36m with Martin Collins surfaces.

Water treadmill, housed in a purpose-built barn. The state of the art treadmill is not included in the sale but is available by separate negotiation should a purchaser wish to rehabilitate and exercise horses.

Mobile home for staff.

There is a comprehensive CCTV system for monitoring many aspects of the operation of the yard.

Land and Paddocks

Totalling 36 acres, the land is divided into 15 paddocks ranging in size from half an acre to 5 acres. Gently sloping over chalk, it is the ideal environment for horses. The pasture has been meticulously maintained by the current owner.

General Remarks

Method of sale

Windmill Farm is offered for sale as a whole by private treaty with vacant possession on completion.


Mains electricity, gas and private water from a borehole supply with a mains back up. Drainage to a septic tank. Underfloor heating.

Planning and Occupancy

There is a planning restriction limiting the use in one unit in conjunction with the racehorse industry.  Note that amendments to this restriction are being sought. For further details contact the agents.

Plans have also been prepared for an additional barn with 8 boxes, a log cabin, plus tractor and implement shed, although no planning application has been submitted.

Local Authority: West Berkshire Council

Business Rates: The rateable value is £10,500. This is below the current threshold for the payment of rates.

Boundaries, plans, areas, schedules and disputes:

The Boundaries are based on the Ordnance Survey and are for reference only. The Purchaser will be deemed to have full knowledge of the boundaries and any error or mistake shall not annul the sale or entitle any party to compensation thereof. Should any dispute arise as to the boundaries, or any points arise on the general remarks and stipulations, particulars, schedules, or plan on the interpretation of any of them, such questions shall be referred to the selling agents whose decisions act as an expert shall be final.


Any price guide given or discussed is exclusive of VAT. In the event that the sale of the property or any part thereof or any right attached to it becomes a chargeable supply for the purpose of VAT, such tax will be payable in addition.

Easements, covenants, rights of way and restrictions:

 The property is sold subject to or with the benefit of, all existing wayleaves, easements, quasi-easements, rights of way, covenants, and restrictions, whether mentioned in the particulars or not. A footpath crosses the corner of the southwest paddock.

Land Based Schemes and Designations:

The farm is located within the North Wessex Downs AONB.

Fixtures and fittings

The fixtures, fittings and equipment are available to purchase at valuation; however, they are not included in the sale of the property.


Strictly by appointment with the Agents. Note that care must be taken when viewing in the proximity of horses.

Windsor Clive International      01672 521155.


From the M4 (J14) take the A338 towards Wantage, then the first left (B4000) signposted to Baydon and Lambourn, passing The Pheasant Inn. After 4 ¾ miles, beyond the first turning to Lambourn and the turning to Membury, turn right onto the Baydon Road towards Lambourn. Windmill Farm is the first property on the right after a mile.

Postcode: RG17 7BN


Windsor Clive International - Specialist firm of chartered surveyors

+44 (0) 1672 521155