Harbors Lake Lane, Newchurch, Sandown

Harbors Lake is a unique and secluded holding including a well-appointed detached farmhouse,
separate 3 bed cottage, unique holiday letting business “under the stars”, several outbuildings including a static caravan ancillary to the farmhouse, stables and paddocks, in all extending to 7.44
acres (3.01ha).

Situation - Harbors Lake is situated on the outskirts of Newchurch Village, off the public highway, Harbors Lake Lane. The village, within close proximity to the property, comprises a local pub, school and church. There are also further restaurants, shops and schools at both Shanklin and Sandown within a 15-minute drive. 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 Duck, Ryde, The George, Yarmouth, The Royal, Ventnor, The Hut, Colwell Bay and The Smoking Lobster, Cowes.

Description - A charming, detached farmhouse, built in the early 1930s, set within gardens and grounds of 2 acres including a former grass tennis court area, enjoying stunning views towards Culver, with self-contained area historically utilised as an annexe.

Ground Floor - The property is entered via the large driveway with a selection of parking areas, welcoming you into the attractive entrance hall with patterned grey mosaic tile flooring flowing through into the kitchen. The kitchen presents exposed brickwork features with plenty of unit and worktop area, space for dining and the advantage of views overlooking the grounds. The kitchen leads off to a useful utility room, thoughtfully designed for all utility purposes with WC and access to outside. The hallway leads off to two living areas, the first living room presents amtico wooden flooring, multi fuel wood burner and double doors leading to the garden and a snug providing additional entertaining space or accommodation. Historically an annexe, the property has the advantage of a ground floor bedroom with en suite Shower-room and additional office space which could easily become a self-contained space utilising the existing floorspace whilst retaining the privacy of the main home.

First Floor - The first floor is accessed from the staircase off the entrance hall and leads to a large & light landing area. The first floor provides four wellsized double bedrooms, all providing good storage space. The master suite provides a spacious room with access onto its own private south facing balcony. All bedrooms enjoy far reaching views of the grounds and far-reaching views towards the Downs. There is also a spacious modern family bathroom with free standing bath and shower.

Gardens And Grounds - Approached over a gravel drive with parking for several vehicles, a stone-paved path leads to the property. The Immediate gardens and grounds around the main house and cottage extend to about 2 acres.

“Under The Stars” - Harbors Lake provides a niche tourism business “Under the Stars” which includes two stunning Shepherds Huts, set within 5.5 acres of pastureland, surrounded by rural and lake views. Two huts are currently on site, are oaked framed on traditional cast iron wheeled bases, clad and are fully equipped with double bed, kitchenette, shower-room and a delightful private outside seating area with BBQ facilities.

Buildings - There are a number of buildings at the property including a stable block, static caravan with timber terrace, trellis and accessible ramping, workshop/garage, workshop & tin barn. There are also remains of the old piggery building footprint.

Land - The paddock extends to about 5.44 acres including a stable block with approved planning permission for an additional 3 shepherd huts and two barns.

Cottage - Harbors Lake offers a stunning cottage positioned off the driveway, built, and designed by the current owners in 2020. An impressive three-bedroom timber frame cottage offering three good-sized bedrooms with plenty of storage. The master suite presents its own en suite shower room and walk in wardrobe. The heart of the house is the open plan living, dining and kitchen area boasting vaulted ceilings, wood burner and wooden flooring. There is also a large modern style wet room accessed off the hallway.

General Remarks And Stipulations -

Method Of Sale - Harbors Lake is offered for sale by private treaty as a whole.

Tenure - Freehold.

Access - The property is accessed directly from the public highway, Harbors Lake Lane. There is an additional vehicle access via Watery Lane conforming to Highways regulations to access the south paddock and farmhouse via a 5 bar gate.

Services - Farmhouse - The property is connected to mains water, electric and private drainage. The heating is oil-fired.

Cottages - The property is connected to mains water, electric and private drainage. The heating is oil-fired.

Buildings – The Caravan and Shepherds Huts are connected to their own septic tank and mains water & electric – heating is via wood
burner. Some of the other domestic buildings are connected to mains electric.

Land - A mains water connection is on the land.

Broadband - Superfast 80 Mbps.

Planning - The property is outside of the Isle of Wight National Landscape and the Property is not listed. The cottage must be used as holiday use however there is no restriction on the amount of times per year it is used. There is extant planning permission for a further 3 Shepherds Huts, two agricultural barns (1x 18m x 10m and 2 13m x 10m). The planning permission granted for the shepherds huts allow all year round use providing an up-to-date register is kept.

Rights Of Way - There are no public or private rights of way across property.

Council Tax Band - House – F

Business Rates - N/A

Epc - House – D
Cottage - C

Local Authority - Isle of Wight Council

Postcode - PO36 0LY

Plans, Areas And Schedules - These are based on the Ordnance Survey and are for reference only. They have been checked and computed by BCM and the Purchaser (s) shall be deemed to have satisfied themselves as to the description of the property. Any error or miss-statement shall not annul a sale or entitle any party to
compensation in respect thereof.

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.

Fixtures And Fittings - BCM will supply a list of requests, identifying clearly which items are included within the sale, which are excluded, and which may be available by separate negotiation. This list is the sole arbiter of this regardless of whether items are referred to or photographed within these particulars.

What3words - ///lakes.happy.compliant

Website -

Accounts/Trading Information - Further accounts including management accounts are available from the sole selling agents.

Viewings - Viewings strictly by appointment with BCM.