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Introduction

Kingsdown House is a substantial house at the heart of Upper Lambourn in a fine position  in the Lambourn Downs overlooking a most attractive training yard. Kingsdown will suit those who would like an extremely fine house and garden, with its own stables and paddocks on the edge of a village which is a hive of activity.

Situation

Kingsdown House is at the edge of Upper Lambourn, renowned as one of Britain's prime racing centres, in beautiful countryside within easy reach of London. In a prominent position overlooking Upper Lambourn and the Downs, the M4 is 6 miles away providing an easy route to London and Heathrow Airport and trains to London Paddington from Hungerford (11 miles) take under an hour.

Upper Lambourn is surrounded by superb downland gallops making a lovely setting, and the sight in the distance of thoroughbreds working in the mornings is a delight. Local amenities are in neighbouring Lambourn, including convenience stores, public houses, and primary schools as well as specialist equine veterinary centres and tack shops to cater for the racing industry. Further afield, Hungerford, Wantage and Newbury provide more comprehensive services. There are some highly regarded state and independent schools in the area including, Pinewood, Cheam, St Gabriel's and St Bartholomew's.

Sporting opportunities in the area are first class, with racing at Newbury, Windsor, Ascot and Cheltenham, as well as a number of local golf courses. There are numerous partridge and pheasant shoots in downs in the vicinity of Lambourn, and there is quality fishing nearby on the Lambourn and the Kennet.

Kingsdown House

Kingsdown House is one of the finest houses in Lambourn, approached through electric gates up a tree-lined gravel avenue. The house dates from the 1930's when it was built by the Earl of Sefton as the principal house of his training operation. The house is not listed.

The ground floor has a main entrance hall and three good south facing reception rooms: the drawing room, study and dining room. To one side of the hall are the sitting room, family kitchen and laundry room, with a secondary staircase by the back door. At one side of the house, reached from the hall is the indoor swimming pool. The kitchen is fitted with an oil-fired Aga and the informal dining area overlooks the gardens.

The south facing drawing room has French doors leading to the garden, with the dining room and study to either side.

On the first floor are six main bedrooms, four bathrooms and a study. The master bedroom, with views to the south and west, has a dressing room and large ensuite bathroom. The second floor has two further bedrooms and a bathroom; as well as a two-bedroom, one bathroom, staff flat with its own sitting room, kitchen, back staircase and access.

The cellar, with stairs from the hall, has 4 rooms, including the boiler room and the air-conditioned wine cellar.

By the back door is a double garage, car port, 4 stores and a WC. This service yard and stables are accessed by the back drive

Gardens

The south facing gardens have been meticulously maintained and include a large fishpond and seating area. There are a number of beds and hedged compartments, emphasising the seclusion and privacy. Beyond the gardens is a pitch and putt golf course with tees and greens. The tennis court, protected by a high yew hedge, has a superb clay surface with irrigation facilities. Near the front gate is a vegetable garden with greenhouse.

Paddocks and Parkland

To the north are three fenced paddocks totalling 12.21 acres (4.94 ha). These are well railed, with a field shelter and hardstanding at the southwestern corner. Beyond is a mature shelter belt of deciduous trees, protecting the paddocks from the north wind.

To the west of the gardens are 12.8 acres (5.21 ha) acres of pasture.

The House Yard

Near the house, is the house stable yard of 11 boxes and a tack room. This is an attractive U-shaped yard of brick under a tiled roof with a central lawned area. These stables are currently let with the paddocks and pasture to the owner of the adjacent training yard under a short term agreement. Details are available from the agents.

GENERAL REMARKS

Method of sale: Kingsdown House is being offered for sale by private treaty. 

Tenure and possession: Kingsdown House, is held freehold, and is available with vacant possession upon completion, with the paddocks, schooling ground and stables in the House Yard available on the expiry of the relevant notices. 

VAT: There is an option to tax over part of the land.  Purchasers may wish to purchase these areas through a VAT registered entity to enable a reclaim of the VAT which needs to be charged on the affected property. Details are available from the agents.

Planning:

The House Stable Yard cannot be sold separately from Kingsdown House. Kingsdown House is not listed.

Local Authority: West Berkshire Council https://www.westberks.gov.uk/

Council Tax: Band H

EPC Rating: D

Heating Oil Central Heating -

Business Rates: The stables are rated jointly with a neighbouring property occupied by the tenant. A breakdown of business rates is available from the Agent. Currently the rateable value of the stable yard when assessed independently should be below the threshold for the payment of business 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, plan on the interpretation of any of them, such questions shall be referred to the selling agents whose decisions acting as an expert shall be final.

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. There are no public rights of way crossing any part of the property. 

Land Based Schemes and Designations: The land is in a nitrate vulnerable zone.

Fixtures and fittings: Some items of garden equipment may be available to purchase at a reasonable valuation; however, they are not necessarily included in the sale of the property.

Gallops: By arrangement with The Jockey Club Estates: https://jockeyclubestates.co.uk/lambourn/training-grounds. 

Viewing: Strictly by appointment with the Agents.

Directions: From the M4 (J14) take the A338 towards Wantage. Take the first left (B4000) at the Pheasant Inn signposted to Baydon and Lambourn. After 4 miles turn right onto the B4000 towards Lambourn. In Lambourn, take the first left signed for Upper Lambourn and Ashbury. Turn right at the T-junction and left at the next T-junction. On leaving the village take the third right turn into Upper Lambourn. Follow the road round to the left and then turn right into Maddle Road. The entrance to Kingsdown House is in ¼ mile on the left, with wrought iron gates, past the entrances to the stables. Unless otherwise arranged, please meet at the entrance of the drive to the house.

Postcode: RG17 8QT

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