Orchard Farm

Meadle, Aylesbury, Buckinghamshire, HP17 9UD

£2,500,000Guide price

5 4 4

Property Highlights

  • A Grade II listed 16th century former farmhouse
  • Two separate one bedroom cottages
  • Total of five bedrooms, five bath/shower rooms
  • Five reception rooms and separate games room
  • Outbuildings including stabling
  • 4.34 acres of gardens and grounds
  • Garage and driveway parking
  • Detached home office

Property description

A Grade II listed 16th century three bedroom former farmhouse with two separate one bedroom cottages, outbuildings including stabling, and 4.34 acres of gardens and grounds

The property is a smallholding which comprises two cottages and the original farmhouse, with additional outbuildings. The property is bordered by open countryside and benefits from a rural position. The main house has over 1,622 sq. ft. of accommodation which retains historical features including an inglenook fireplace, sash windows, oak beams and oak ledge and brace doors. On the ground floor there are two reception rooms, a kitchen/breakfast room and a number of utility areas. The first floor has two double bedrooms, one with an en-suite shower room, a third bedroom used as a dressing room, and a family bathroom. The two cottages have approximately 1,838 sq. ft. of accommodation. The first cottage has a kitchen, shower room and sitting/dining room on the ground floor and a galleried double bedroom. The other cottage is on one storey which includes an open plan sitting room/kitchen, a double bedroom and a bathroom.

About the House cont'd

Outbuildings include stables, a games room and office and there are other buildings suitable for storage or redevelopment. The plot totals approximately 4.34 acres with a cottage garden to the front and rear of the farmhouse, a walled kitchen garden and grazing paddocks. The property is within easy reach of amenities in the market towns of Thame or Princes Risborough, which has a mainline station to London Marylebone

History and Specification

The Grade listing report dates the oldest part of the farmhouse to the 16th century with additions in the 17th century, and it was further extended at the rear in the 1980s. The house is a typical timber A framed construction under a thatched roof. Recently Orchard Farm has undergone an extensive program of modernisation and upgrading, which included new wiring, new plumbing and a Texecom security system. The exterior of the property has also had structural renovations, including replacing many of the plaster panels and structural timbers, and brickwork has also been replaced where required and repointed.

Ground Floor

The original farmhouse entrance opens into a hallway which has a cloakroom/shower room and a large cupboard.

Reception Rooms

The formal drawing room is dual aspect with sash windows overlooking the front garden, allowing in plenty of natural light. Character features include a feature inglenook fireplace complete with bench seating, and ornate carved beams. At one side of the fireplace is a door to an office. The snug/tv room has a wood burning stove.


The state-of-the-art kitchen is fitted with a comprehensive range of high gloss white wall, base and full height units including a large central island which incorporates a breakfast bar, a remote telelift TV and Bora hob with central extractor. There are Quartz work surfaces throughout which incorporate a sink with double drainer and a Quooker tap. The floor to ceiling units along one wall incorporate a full height fridge and freezer plus double Neff ovens and microwave. A walk-in pantry provides additional storage and three windows give a view of the rear garden. The kitchen has underfloor heating which continues into the adjoining utility room.

Utility Room and Boot Room

The utility and boot rooms are fitted with the same units and work surfaces as the kitchen, and have been designed to create maximum storage, with floor to ceiling units housing appliances including a washing machine and tumble dryer. A Belfast sink in the utility room sits under the window and there is a laundry maid and a heated towel rail for drying. The brand new Eco Strom Electric boiler is also housed in the utility room. The boot room has access to a cloakroom with a vanity unit and a high level WC

First Floor Bedrooms and Bathrooms

The staircase is in a back hall next to the drawing room and leads up past a large window to a light and airy landing which has a variety of storage cupboards.The master bedroom has a vaulted ceiling and dual aspect windows overlooking the front garden. The en-suite shower room is a recent addition and has an Aqualisa shower and a Roca wash basin. The second bedroom also overlooks the front garden and has a feature former fireplace. The third bedroom is a further double room which is currently used as a dressing room and has built-in wardrobes and a separate walk-in cupboard. The window overlooks the rear cottage garden.The family bathroom has a Villeroy and Boch whirlpool bath and an original Sanitan WC. There is a large vanity washbasin with drawers, a heated towel rail, and a window overlooking the rear garden.

Cottage 1

This detached cottage is of brick construction under a slate roof and is believed to have been a coach house or staff accommodation. It dates from approximately 1800 and has sash windows upstairs and down, and air conditioning. On the ground floor there is a shower room, a kitchen which has flagstone flooring, a sink and drainer set into a base unit, and a further range of base and wall mounted units. Appliances include a built-in cooker, a washing machine, a dishwasher, a freezer, a fridge and a tumble dryer. There is also a vaulted open plan sitting/dining room which has a log burning stove and spiral stairs to a galleried double bedroom. A separate utility area has a sink and drainer set into a base unit, a further washing machine and tumble dryer, and a door to a two piece cloakroom.

Cottage 2

The former farmyard tack room and office have been sensitively restored to create a second cottage which is single storey and has air conditioning. The front door leads directly into a vaulted sitting room which has a kitchen area with a window overlooking the cottage garden. There is also a shower room and a double bedroom.

Games Room

Adjoining the second cottage is an entertaining space. It has air conditioning, is wired for sound, and includes a small kitchenette with a wine fridge, sink and dishwasher.


The property is accessed via electric oak entrance gates which open to a long gravel driveway which has automatic lighting.The formal cottage garden has a York stone terrace spanning the rear of the property for outside dining and entertaining. This overlooks a box hedge knot garden planted with roses, and there is a pergola canopied with wisteria, and a further paved seating area. The outstanding feature of the formal cottage garden are the large herbaceous borders bordering the lawn which are planted with a variety of traditional perennials and shrubs. The front garden has lavender and roses and has recently had a new fence installed underplanted with a holly hedge.

Gardens cont'd

The walled garden sits between the formal garden and the stables and has fruit trees, a chicken run and various raised beds for vegetables. There is a shed and a large National Trust Alitex greenhouse. This garden is very sheltered and could alternatively be used for a swimming pool. To the left of the walled garden is a gravel area providing parking for up to five cars in addition to the garage which has an electric door. From here there is access to the equestrian facilities.The plot has various notable trees including a large sycamore, silver birch and cherry.

Equestrian Facilities

The stable block was built by Goodwin stables and has four loose boxes with automated water feeders, and a larger fifth loose box which can be used as a foaling box. There is also a tack room/drying room, and a feed store.Next to the stables is the manège which has a rubber surface and post and rail fencing between it and the adjoining fields and paddocks. There are two paddocks included in the sale with an additional 3.71 acres currently rented by the vendor. The paddock next to the manège has a new field shelter. In addition, there are a number of outbuildings for storage.

Other Outbuildings

The home office unit is fully wired for working from home (with 900mps fibre connections coming this summer). In addition, there are a number of outbuildings for storage.

Situation and Schooling

Meadle is situated approximately 2.5 miles from the market town of Princes Risborough which has a variety of shops, supermarkets, boutiques, restaurants, GP and dental surgeries, a sports centre and a railway station with services to Marylebone, Oxford and Birmingham. There is schooling for all ages and the property is in catchment for grammar schools in Aylesbury. Orchard View farm shop is about 3 minutes’ drive in the neighbouring hamlet of Little Meadle and has a café, shop, and butchery.Meadle is mostly known to visitors for the Kimble Point-to-Point, a traditional horse-racing event held on nearby fields each Easter Saturday.

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