Summary - HEADLEY HOUSE, NEWBURY ROAD, THATCHAM, HEADLEY RG19 8LB
4 bed 2 bath Detached
Exceptional equestrian complex with immediate operational capability and redevelopment potential.
Grade II listed principal farmhouse; renovated and presented in excellent order
Headley House and Stud is a rare, estate-scale offering combining a recently refurbished Grade II farmhouse with one of the country’s most complete private equestrian complexes. The farmhouse sits at the centre of huge grounds with a part-walled courtyard, terraced entertaining area, swimming pool, hot tub and converted timber barns used as ancillary living and leisure space.
The equestrian operation is a major value driver: an indoor school (48m x 25m) with Martin Collins surface, 47 main stables plus a foaling block, Olympic-size outdoor manège, all‑weather gallops (2.15 km) and extensive post-and-railed paddocks. Ancillary buildings include staff accommodation, multiple tack/feed rooms, garaging and workshops — set within approximately 188 acres of pasture and woodland, configured for high‑performance horse care and commercial or private competition use.
Planning permission has already been lawfully commenced for a replacement 16,000 sq ft country house (ref: 20/01737/ROC), which may appeal to buyers seeking to redevelop the principal dwelling. Important constraints include the property’s Grade II listed status, which will complicate change and repair works, and the requirement to demolish the derelict Keeper’s Cottage to implement the replacement dwelling consent. The estate is offered freehold with LPG-fired boiler heating and solid brick walls (likely uninsulated in places), and running and maintenance costs will be significant given the scale of buildings and land.
This opportunity suits purchasers looking for a turnkey equestrian centre with immediate operational capability or a long-term owner-occupier/investor able to manage specialist estate upkeep and listed-property constraints. The mix of high-spec facilities, substantial acreage and active planning history creates both immediate utility and longer-term development potential, but expect notable ongoing expenditure and consenting complexities.
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