Calbourne, Isle of Wight

WATCHINGWELL MANOR
A stunning, refurbished Grade II listed, 6-bedroom Georgian Manor situated 15 minutes' drive from Yarmouth with tennis court, gym/outbuilding, gardens, paddocks and stabling, in all extending to 10.17 acres (4.11ha).

SITUATION
Watchingwell Manor is situated within a rural location off the public highway, Middle Road. Watchingwell Manor provides a real sense of privacy arriving along a freshly surfaced, tree lined driveway. Enjoying countryside viewing, and, within easy reach of beaches at Compton, Brook or Grange Farm as well as countryside walks at Brighstone, Brook or Hulverstone. Yarmouth is a 15-minute drive, providing restaurants, shops, harbour, and ferry to Lymington. The famous sailing town of Cowes is a 15-minute drive away with its fast catamaran link to Southampton and onward London trains.

The Isle of Wight is celebrated as an international yachting and sailing venue, with the annual Cowes Week Regatta in August attracting competitors from all over the world. A full range of yacht and sailing clubs provide a social hub. There are nearby golf courses including Westridge, St Georges & Shanklin and Sandown Golf Club.

Ryde School with Upper Chine is the main independent (HMC) School on the Island, offering co-education from pre-school to sixth form on a daily, full or weekly boarding basis. Many Island children commute to mainland schools such as Portsmouth Grammar, St Edward's and Hordle Walhampton Prep and there are good feeder links to conveniently located public schools such as Winchester College and St Swithuns' in Winchester, Bryanston, Canford, and the Sherborne schools in Dorset and Marlborough College in Wiltshire.

The Island is blessed with a number of boutique hotels and restaurants, including The George in Yarmouth, The Royal in Ventnor; The Hut, Foresters Hall and The Smoking Lobster.

HISTORY
The Manor of Watchingwell given in 949 by King Edred to his man Alsfig the goldsmith to hold in everlasting inheritance. Alsfig or one of his descendants gave Watchingwell to Wilton Abbey, to which belonged in 1086. Watchingwell Estate formed part of the grant by Baldwin de Revers to Payn Trenchard in the reign of Harry I and its descent during the 12th and 13th Centuries were identical that of the neighbouring Manor of Shalfleet. Later, the Manor, "Watchingwood or Watchingwell" called in Domesday Book "Fatingwelle" belonged to Sir John Dingley and, and Henry Trenchard.

WATCHINGWELL MANOR
Watchingwell is a classic Georgian Manor, extending to some 454m2 (4887sqft) all tastefully refurbished by the current owners, enjoying 6 bedrooms, all weather tennis court, impressive gym/outbuilding, (with potential for alternative uses), formal gardens and grounds, paddocks, and stabling, in all extending to 10.17 acres (4.11ha).

Lower Ground Floor

From the ground floor, there is access via both internal and external staircases leading to the Cellar.

Ground Floor

Watchingwell Manor is approached via a tree lined, formal driveway leading from the main access track to the property.

The Manor is entered through the formal porch into the inner hall with flagstone floors, with stairs leading up to the first floor and down to the Cellar. Off the hall there is a study/playroom with east facing aspect across the driveway enjoying a window seat, drawing room with stunning wood burning stove, window seats (and shutters), snug room with fitted cupboards, fireplace and wood burning stove. To the rear of the property there is a bespoke timber Orangery with limestone floor, pairs of French doors to the garden terrace and bi-fold doors to the kitchen. The kitchen has been fully refurbished and enjoys a vaulted ceiling, exposed beams with 6 Oven Gas/electric aga and double Belfast sink. There is also a useful utility room with separate cloakroom with w/c.

First Floor

From the stairs leading from the ground floor, there is a large landing, a master bedroom with dressing room, two family bathrooms, and two double bedrooms.

Second Floor

From the stairs leading from the first floor, there is a large landing (which could be utilised as an office or open snug), three double bedrooms and a bathroom.

GARDEN AND GROUNDS
To the front and rear of the Manor are formal lawn areas herbaceous borders and mature specimen trees including oak, holly, silver birch, and a fine walnut tree. The garden areas extending around the property and are exceptional having been planted with over 5000 individual plants. A stunning new rose garden has recently been planted and there is a fabulous, covered pergola. To the south and west of the main house is a charming stone-paved dining and seating terrace. An all-weather tennis court can be found set by itself away from the formal lawns. The pristine rear lawns are watered by a concealed automatic irrigation system with rain sensors.

BUILDINGS
Within proximity to the main house, there is a large outbuilding, extending to some 109m2 (1164sqft) of brick construction, with timber cladding and a slate roof (ideal for an annexe or similar, subject to the relevant consents) currently set up as a home gym, with vaulted ceilings it offers a great space for a wide range of uses. Further West of the outbuilding, there is a well-built set of stables with four loose boxes, W/C, tack room and hay store; surrounding the stables there is a concrete hardstanding.

LAND
Watchingwell manor is complemented by several paddocks, all with post and rail fencing and a mains water connection via troughs. The pastureland at Watchingwell manor extends to 7.16 acres, and, is set out over 3 parcels.

METHOD OF SALE
Watchingwell Manor is offered for sale by private treaty as a whole.

RIGHTS OF WAY
There is a public footpath that runs between the tennis court and stables, running south-north and is clearly delineated on the ground with a new hedgerow that screens it from the Manor and gardens.

Further information can be made available to prospective buyers from the selling agents.

ACCESS
The property benefits from a legal, right of access, over two third party accesses directly off the public highways, Middle Road & Yarmouth Road.

RESTRICTIVE COVENANTS
There is a restrictive covenant preventing the erection of non agricultural or equestrian structures on the paddocks.

SERVICES
Mains water (free of charge) and electricity (3 Phase to the Manor) are connected to the property. Newly installed sewerage treatment plant and the property is heated via a combination of radiators and under-floor heating supplied by an oil-fired boiler. The AGA is fuelled by LPG. The buildings benefit from mains water, mains electricity and are also connected to the newly installed sewerage treatment plant.

The paddocks are connected to mains water.

PLANNING/LISTED BUILDING
The Manor is Grade II listed, first listed in 1994 under list entry 1292701. There was full planning permission granted for an outdoor swimming pool, which has now lapsed, the reference is P/00272/03.

WAYLEAVES, EASEMENTS AND RIGHTS OF WAY
The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays,
cables, drains, water and gas and other pipes whether referred to in these particulars or not.

SPORTING, TIMBER AND MINERAL
All sporting, timber and mineral rights are included in the freehold sale, in so far as they are owned.

LOCAL AUTHORITY
Isle of Wight Council.

POSTCODE
PO30 4HZ

VIEWINGS
Viewings strictly by appointment with BCM Wilson Hill.

COUNCIL TAX BAND
G

EPC
Not required.

TENURE
Freehold.

Broadband
12 Mbps

Selling Agents
BCM Wilson Hill, Isle of Wight office Red Barn, Cheeks Farm, Merstone Lane, Merstone, Isle of Wight PO30 3DE
Spence Willard, The Square, Yarmouth, PO41 0NP

NB. These particulars are as at May 2024 and photographs taken June 2022 and May 2024.