The Elmestree House Estate

Doughton, Gloucestershire
 A proud and historical Manor House and
farmstead set in the centre of fabulous parkland,
supported by an extensive portfolio of estate
buildings with wonderful opportunity
for restoration

The Elmestree House Estate, Doughton, Tetbury, Gloucestershire GL8 8TH

Tetbury 2.3 miles, Kemble (direct trains to London Paddington from 70 minutes) 9.8 miles,
Cirencester 14.2 miles, Bath 22.6 miles, Cheltenham 30 miles, Bristol Airport 34 miles,
Central London 104 miles

Features:

Grade II listed Manor House with six bedrooms (five additional attic rooms),
six reception rooms, three-bedroom annexe

Four bedroom Farmhouse

Two bedroom Lodge Cottage

Two storey stable block, coach house, stable courtyard, stone pillared cow shed,
loose boxes and yard, modern farm building, walled garden and surrounding gardens
protected by double haha, secondary range of farm buildings including superb
traditional Cotswold stone barn, extensive pasture and attractive parkland studded
with mature trees and ponds

About 117 acres (47 ha) in total

For sale as a whole

 Cattle Sheds
and Yards

Two Storey
Stable Block

Walled Garden

Farm End
Buildings Cotswold Stone
Buildings with Yard

Coach House

Traditional
Cotswold
Stone Barn

Annexe

Farm End

Elmestree
House
Situation Schools Back Lodge
Cattle

The Elmestree House Estate provides There are a wide range of excellent
123.1m Grid

4708
0.02 ha
0.04

a unique package of a striking and schools in nearby, including 3300

0.11 ha

enviably positioned house in the Westonbirt, Beaudesert, Pinewood, 0.27

heart of its land with substantial and Rendcomb College. Further

supporting buildings offering a away are Cheltenham College and 3394
4.77 ha

fantastic opportunity for a truly Cheltenham Ladies College, Kings in 128.1m 11.78

fabulous restoration project of a Gloucester, Kingswood in Bath and 129.0m

traditional English Manor House Clifton in Bristol. 1087

0.08 ha
0.19
9384
and farmstead.
0381
1.84 ha 0.11 ha
4.55 0.28
9879

The Elmestree House Estate 8378

9976
0.22 ha
0.54
0.14 ha
0.35
1080
1883
3.82 ha

The Estate lies within the Cotswold The Elmestree House Estate dates 0.01 ha 0.27 ha 9.45
0.03 0.66 3977
8377 5.64 ha
0 ha

Area of Outstanding Natural Beauty, back to the 12th Century when,

13.93
0.01 Pond 9371 Elmestree House

0.18 ha 1075
0.44 0.28 ha Pond

just two miles outside Tetbury, one then the Manor of Elymundestre, 8369
0.03 ha
8873
0.82 ha
0.69
127.9m

0.07 2.04 0576

of the prime market towns of the was given to the monks of the 8269
0.03 ha
0.08
West End
Cottage
Farm
End

0072
Cattle Grid
0.43 ha
1.06
0467

Cotswolds known for its historical Benedictine Abbey of S.Ebrulph, Ponds

0163
9672
0.27 ha
0.26 ha
0.64
0.71 ha
1.76
The Orchard Rooms

0.66

royal connections. Normandy. The Estate lies in a single

Pond
0.40 ha Ponds
1.00 2563
8663
1.39 ha 0.1 ha

ring fenced block with both front 3.43 0563

0.1
Pond ha

0.24
0.23 Pond

Sporting and Recreation and rear drives accessing the house 0160
0.01 ha
2462
0.16 ha
Highgrove

0.01
The Cotswolds area offers a wide which lies in splendid parkland Pond
9356
1.46 ha
3.60
123.8m
0.4

range of activities with wonderful interspersed with mature trees. 2152

0.01 ha
0.02

walks, including the Cotswold Elmestree House is a handsome Larch

Pond

122.4m
3049
Covert 3.02 ha

Way, and equestrian routes. The structure, comprising a substantial 9851

0.31 ha
0.77
7.47

area has long been associated Elizabethan-style house built by

with equestrian sports including William Brookes in 1844 to the west 2742
0.20 ha
0.50
124.1m

Beaufort Polo Club at Westonbirt, of which is a 17th Century farm 0639

National Hunt racing at Cheltenham house (known as Farm End).

3.80 ha 2338
9.39 10.72 ha
26.48

and Newbury and the Badminton, In about 1870 the house was 0433
0.01 ha
0.01

Blenheim and Gatcombe Horse acquired by Francis Henry who Pond 123.1m

Trials. There are plentiful local built a connecting wing between 0727
1725
1825 4228
1
2

1.06 ha 0.01 ha 1.70 ha

recreational opportunities in the two buildings in 1884 and Pond

2.63
Big Covert
0.01 ha
0.03
0.02 4.21

the area including the National made further large additions on the 116.4m

Arboretum at Westonbirt and north-west in 1900. It has been in

121.3m

the gardens at neighbouring the current owners’ family since they 4915
0.09 ha
0.23

Highgrove. The Cotswold Water purchased it in 1949. The house has Pond
Elmestree Lodge

120.5m

Park is approximately 15 miles to a 19th Century stable block and 2011

2.89 ha
CG

the east and caters for all water on the south and east sides
120.9m
7.15

Reservoir

are the remnants of Victorian

Pond

sports activities including sailing

(covered)

Pond

and water-skiing and there are three pleasure gardens with terraces 118.4m

premiership rugby clubs within close and a small lake. Pond Pond

proximity. There is an abundance of

3
A 43

superb hostelries in the area, such

118.8m

as the Calcot Manor Hotel and Spa,

Thyme at Southrop, Whatley Manor The Elmestree House Estate
for Michelin star fine dining and
restaurants including the Snooty Fox, Key
This plan is published for the convenience of the purchaser
only. Its accuracy is not guaranteed and it is expressly
and a selection of popular cafés in Arable excluded from any contract.
Roads
Tetbury reflecting the reputation and Buildings Rough Grass Based on Ordnance Survey 1:2,500 mapping with the
standing of the area. Garden Water
permission of the Controller of HMSO © Crown Copyright
Licence No ES 100018525
Grass Woodland
Not to Scale. Drawing No. V13477-03 | Date 24.08.21
Elmestree House
A very fine Grade II listed
11-bedroom country house dating
from 1844, sitting in delightful
gardens and parkland studded
with magnificent trees. The house
is approached over a cattle grid,
up a long, discreet, private drive
through the park, crossing another
cattle grid and leading on up to the
house. Entering the house through
imposing wooden double doors,
into the well-proportioned hallway,
with staircase sweeping ahead,
with many of the original features,
including a stunning glass dome
above the staircase. On either side of
the hallway lie generous reception
rooms over-looking the park. The
domed staircase leads to the first
floor where there are six bedrooms
and two bathrooms. On the second
floor are another six rooms, and an
attic beyond.

There is a substantial, self-contained

three-bedroom annexe adjoining
to the rear of the main house which
can also be accessed separately. The
Annexe, built in 1900, has a small
private garden and views across the
parkland. The drive leads on through
the farmstead and out across fields to
the north east down a back drive.
 Floorplans for Elmestree House

Approximate Gross Internal Area*:

House: 5,447 sq ft / 506 sq m
Attic Space: 1,700 sq ft / 158 sq m
N Cellar: 280 sq ft / 26 sq m
Total: 7,427 sq ft / 690 sq m

Illustration for identification purposes only. Not to scale.

*As defined by RICS – Code of Measuring Practice.

First Floor

Attic Space

Cellar

Ground Floor
Floorplans for Elmestree Annexe and Farm End

Approximate Gross Internal Area*:

Elmestree Annexe: 1,744 sq ft / 162 sq m

Farm End total: 4,348 sq ft / 404 sq m

(includes limited use area: 118 sq ft / 11 sq m)

Illustration for identification purposes only. Not to scale.

*As defined by RICS – Code of Measuring Practice.

Farm End Second Floor

Annexe First Floor

N

Farm End Ground Floor

Farm End First Floor

Annexe Ground Floor

Farm End
A late 17th Century Grade II listed
former farmhouse connected to the
western side of Elmestree House
with a linking wing dating from 1884.
Farm End is accessed by a separate
entrance with four bedrooms and
two further attic rooms. There are
four substantial reception rooms and
its own private garden and garage.
Farm End is a considerable family
home in its own right. The farmhouse
could be kept as a separate property
or could be incorporated back into
the main house through the linking
wing which was originally the
carriage entrance.
Gardens and Grounds
Mature shrubs and trees surround
Elmestree House and Farm End;
extensive lawns, a small lake and
some remaining features of 19th
Century pleasure gardens are
bounded by a protective haha. To
the north west of the property there
is a former walled garden with some
remaining fruit trees, potting sheds
and garden stores providing further
significant scope for restoration.

Summer House

Walled Garden Walled Garden

Lodge Cottage
Situated to the right-hand side
and guarding the main entrance to
the property is a detached Lodge
Cottage. The cottage has two
bedrooms, two reception rooms and
an attractive private garden with
external WC, wood shed and private
parking area.

Floorplans for Lodge Cottage

Approximate Gross Internal Area*:

1,055 sq ft / 98 sq m
Ground Floor First Floor
Illustration for identification purposes only.
Not to scale.

*As defined by RICS – Code of Measuring Practice. N

Farm buildings
Directly to the north of the house,
lies a range of traditional Cotswold
stone buildings including a former
cart shed, two storey stable block
built by Francis Henry in 1870,
coach house, cow shed with original
stone pillars, a large agricultural
building and further storage sheds.
These buildings offer potential
for alternative use, subject to the
necessary planning consents and
considerable renovation.
Stableblock
Barn
Beyond the walled garden, to the
west lies a further set of traditional
farm buildings and farmyard,
including a large traditional
Cotswold stone barn. All of
the outbuildings are in need of
restoration but give much scope for
development subject to necessary
planning consents.
Cow Shed Cattle Yard
Original Car Garage Secondary Farmyard
Coach House Secondary Farmyard
Floorplans for Elmestree Outbuildings

Approximate Gross Internal Area*:
Outbuilding A: 1,658 sq ft / 154 sq m
Outbuilding B: 237 sq ft / 22 sq m
Outbuilding C: 161 sq ft / 15 sq m
Outbuilding D: 990 sq ft / 92 sq m
Outbuilding E: 398 sq ft / 37 sq m
Outbuilding F: 667 sq ft / 62 sq m
Outbuilding G: 194 sq ft / 18 sq m
Coach House: 1,012 sq ft / 94 sq m
Storage Room: 958 sq ft / 89 sq m
Workshop: 355 sq ft / 33 sq m
Stable Yard Stables: 797 sq ft / 74 sq m
Log Store: 75 sq ft / 7 sq m
Machinery Store: 334 sq ft / 31 sq m
Kennel: 32 sq ft / 3 sq m
Garage / Workshop: 334 sq ft / 31 sq m
Wash Room / Bin Store: 237 sq ft / 22 sq m
Stable Block: 2,702 sq ft / 251 sq m
Garage: 291 sq ft / 27 sq m
Potting Shed: 237 sq ft / 22 sq m
Cattle Shed: 1,356 sq ft / 126 sq m
Cattle Building: 301 sq ft / 28 sq m
Cattle Shed: 1,238 sq ft / 115 sq m
Open Fronted Barn / Wood Store: 1,453 sq ft / 135 sq m
Barn / Storage / Stable: 1,399 sq ft / 130 sq m
Dutch Barn: 1,432 sq ft / 133 sq m
Wooden Stables: 248 sq ft / 23 sq m
Summer House: 194 sq ft / 18 sq m
Total: 19,290 sq ft / 1,792 sq m
Illustration for identification purposes only. Not to scale.
*As defined by RICS – Code of Measuring Practice.
The land
The majority of the land is pasture
(106 acres) studded with fine trees and
interspersed with mature woodland
and ponds. Cattle and sheep currently
graze the parkland and are retained
by cattle grids and a double haha.
Nestled in a small copse of woodland
within the park, to the south east of the
house, lies Pond Cottage a delightful
derelict waterside cottage protected by
trees which would provide wonderful
secluded additional opportunity for a
restoration project.

Farming
All the farming is currently in
hand and the land will be vacant
upon completion.

Sporting
All sporting rights are in hand.

Pond Cottage Pond Cottage

General
Residential property:
EPC Council
Property
Band Tax Band
Elmestree House F H
Annexe G C
Farm End G G
Lodge Cottage G D
*VP – Vacant possession
**Back boiler from the woodburner
plus an emersion heater
Method of sale: The Elmestree House
Estate is offered for sale as a whole,
subject to the leases, licenses and
agreements outlined below. Further
details are available from the vendor’s
agent.
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.
There are two public footpaths over
the land. Further details are available
from the vendor’s agent.
Designations: The Estate is set in
the Cotswolds Area of Outstanding
Natural Beauty.
Holdover: Holdover is reserved to
permit a machinery sale.
2020/21
Tenure
payment
£3,510.12 Owner occupied
£1,560.06 VP* upon completion
£2,925.10 VP
£1,755.06 VP
Ingoing valuation: In addition to the
purchase price the purchaser will be
required to pay for:
Growing crops and all beneficial
cultivations, sub soiling, moling
and acts of husbandry since the
last harvest at current CAAV rates
or contract rates where applicable;
Seed, fertilisers, manures and sprays
applied to the growing crops since
the last harvest at invoice cost;
All seeds, sprays, fertilisers, fuel,
oil and other consumables in store
at invoice cost. Enhancement of
£30/ acre/ month from the date
of establishment to completion.
Lime and chalk applied since the
last harvest at invoice cost of the
materials and spreading.
Sporting, timber and mineral rights:
All sporting timber and mineral
rights are included in the freehold
sale, in so far as they are owned.
Planning: There are no current or
outstanding planning applications
at the property.
Fixtures and fittings: All items usually
regarded as tenant’s fixtures and
fittings and equipment, including
fitted carpets and curtains, together
with garden ornaments and statuary,
are specifically excluded from the
sale. These may be available to the
purchaser by separate negotiation.
Electricity Water
Mains Private
Mains Private
Mains Private
Mains Mains
There is a small set of wooden stables
as few metres to the north west of
the Cotswold stone barn which are
not included in the sale and will be
removed prior to completion.
Covenants and/or restrictions: There
are restrictions/covenants listed on
the Land Registry Title deed, details
of which will be made available by
the vendor’s solicitors on request.
Local authority:
Gloucestershire County Council
www.gloucestershire.gov.uk
Cotswold District Council
www.cotswold.gov.uk
Drainage Heating
Private Oil
Private Oil
Private Oil
Emersion and wood
Private
burning stove**
VAT: Any guide price quoted or
discussed is exclusive of VAT. In the
event that a sale of the property, or
any part of it, or any right attached to
it, becomes a chargeable supply for
the purposes of VAT, such tax will be
payable in addition.
Health and safety: Given the
potential hazards of a working
estate we ask you to be as vigilant
as possible when making your
inspection for your own personal
safety, particularly around the farm
buildings and machinery.
Solicitors: Loxley Solicitors,
Kingswood, Wotton-under-Edge,
Gloucestershire GL12 8RL; For the
attention of Andrew Baskerville.
Viewing: Strictly by confirmed
appointment with the vendor’s agents,
Strutt & Parker in Oxford 01865 366
641, or London 0207 591 2214.
Directions
Exit the M4 at junction 15 and take
the A346/A419 to Marlborough/
Swindon. Continue north on the
A419, bypassing Cirencester on the
A429 Bristol Road before joining the
A433 Tetbury Road. Continue along
the A433/London Road, through
Tetbury, at the roundabout taking
the 3rd exit onto Church Street.
Continue to follow the A433 for 1.7
miles, through Doughton and the
entrance to the Elmestree drive
will be on your right hand side.
Postcode: GL8 8TH.
 The Elmestree House Estate

Strutt & Parker London The Elmestree House Estate

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The Elmestree House Estate

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Strutt & Parker Oxford

269 Banbury Road, Oxford OX2 7JF The Elmestree House Estate
This plan is published for the convenience of the purchaser
+44 (0)1865 366 641 The Elmestree House Estate only. Its accuracy is not guaranteed and it is expressly
excluded from any contract.
oxford@struttandparker.com Based on Ordnance Survey 1:2,500
This plan mapping
is published with the of the purchaser
for the convenience
only. Its accuracy is not guaranteed and it is expressly
permission of the Controller of HMSO © Crown Copyright
struttandparker.com Licence No ES 100018525
excluded from any contract.

Based on Ordnance Survey 1:2,500 mapping with the

permission of the Controller of HMSO © Crown Copyright
Not to Scale. Drawing No. V13477-04 | Date 09.09.21
Licence No ES 100018525
Not to Scale. Drawing No. V13477-04 | Date 09.09.21

50 offices across England and Scotland,

including Prime Central London
The Elmestree House Estate
This plan is published for the convenience of the purchaser
only. Its accuracy is not guaranteed and it is expressly
excluded from any contract.

Based on Ordnance Survey 1:2,500 mapping with the

permission of the Controller of HMSO © Crown Copyright
Licence No ES 100018525
Not to Scale. Drawing No. V13477-04 | Date 09.09.21

IMPORTANT NOTICE Strutt & Parker gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans
are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective
purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker does not have any authority to
give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on
behalf of the Vendor. 4. Strutt & Parker does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or
withdrawn. 5. We are able to refer you to SPF Private Clients Limited (“SPF”) for mortgage broking services, and to Alexander James Interiors (“AJI”), an interior design service.
Should you decide to use the services of SPF, we will receive a referral fee from them of 25% of the aggregate of the fee paid to them by you for the arrangement of a mortgage
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the services they provide to you. 6. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for
you. Photographs taken October 2020 and September 2021. Particulars prepared March 2022. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property
Management UK Limited.