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Guide Price£999,500

Tile Barn, Woolton Hill, Newbury RG20

Land size: 1.19 acres
Bedrooms: 5
Bathrooms: 2

Key Features

Oustanding location & address
1.19 Acre garden
Huge potential to extend and improve
Detached house
Five bedrooms (four doubles)
Three reception rooms
Large detached garden studio
Stunning private gardens
Garage and long driveway

Description

Standing proudly in a secluded plot of over an acre Norcombe House is a much-loved family home located in the highly regarded Tile Barn. Offered to the market for the first time since 1982 this very comfortable family home offers huge potential to extend further and improve, or possibly rebuild allowing you to create the home of your dreams. (Subject to any necessary planning permission.) The current accommodation comprises a welcoming entry porch, hall, living room, kitchen/breakfast room, dining room, study, cloakroom ,utility room and large single garage to the ground floor. Upstairs there is a master bedroom with ensuite bathroom, four further bedrooms a family bathroom and a cloakroom. Outside there is a large Garden Studio/office, the gardens are predominantly laid to lawn with mature trees and shrubs. Viewings are highly recommended and strictly by appointment.

LOCATION
Tile Barn is one of the most desirable residential addresses in the village of Woolton Hill. This stunning village to the south of Newbury, has all the requirements for daily living with a health centre, village shop/Post Office, pub/restaurant, well respected Infant and Junior Schools plus further private junior and senior schools in the area. There are excellent walks in the nearby Chase with ideal cycling routes and riding in the surrounding rolling countryside. Communications via road and rail are well served with the A34 about 1 mile away offering access to the north to J13 of the M4 and also south to J9 of the M3. From Newbury (about 5 miles) trains into London Paddington in about 1 hour. From Whitchurch (about 7 miles) trains into London Waterloo in just over 1 hour.

Residential Freehold Rural properties Houses with Land

Map Location

Property details

Tenure: Freehold
Council Tax Band: F
Date Posted: 2026-05-30

Market Value Analysis

Compared with 1,938 Homes with Land listings in South East England (1+ acres).

This Property£839,916 / acre

Homes with Land Average (1+ acres) £306,812 / acre

View full market data

Energy Performance Certificate

Energy Efficiency Rating

Very energy efficient - lower running costs

CurrentPotential

(92+)A

(81-91)B

(69-80)C

(55-68)D

(39-54)E

(21-38)F

(1-20)G

47 E

66 D

Based on UK Energy Performance Certificate standards (EU Directive 2002/91/EC)

Running costs are one side. Planning activity, flood history and ground risks for this location are in the full report.

Utilities & Restrictions

Utilities

Electricity: Mains
Water: Mains
Heating: Double Glazing, Oil Heating
Broadband: Ask Agent
Sewerage: Mains

Rights & Restrictions

Public Rights of Way: Ask Agent
Private Rights of Way: Ask Agent
Listed Property: Ask Agent
Restrictions: Ask Agent

Listed status, conservation areas and planning constraints for this location are in the full report.

Property Features

Accessibility: Ask Agent
Parking: Garage, Driveway
Garden: Private Garden

Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.

Connectivity

Broadband

Fastest speed available at this postcode

1 Gbps

Gigabit full fibre · available to 12% of premises

Suitable for

4K streaming on every screen
Full-time home working
Online gaming & big downloads

Mobile signal

CallsDataEE Good GoodO2 Good GoodThree Good GoodVodafone Good Good

Outdoor predictions; indoor signal depends on building materials.

Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.

Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.

Nearest Schools

Primary

St Thomas' Church of England Infant School, Woolton Hill303 metresOfsted: Good
Ages
3 to 7
Pupils
85
Type
Voluntary controlled school
Faith
Church of England
Woolton Hill Junior School312 metresNo Ofsted rating
Ages
7 to 11
Pupils
129
Type
Community school
St Martin's East Woodhay Church of England (Aided) Primary School1.3 milesNo Ofsted rating
Ages
4 to 11
Pupils
101
Type
Voluntary aided school
Faith
Church of England
Enborne C.E. Primary School1.7 milesNo Ofsted rating
Ages
4 to 11
Pupils
77
Type
Voluntary aided school
Faith
Church of England
Falkland Primary School2.3 milesOfsted: Good *
Ages
4 to 11
Pupils
422
Type
Community school

Secondary

Park House School2.4 milesOfsted: Outstanding *
Ages
11 to 19
Pupils
981
Type
Academy converter
The Clere School2.5 milesOfsted: Requires improvement *
Ages
11 to 16
Pupils
382
Type
Community school
St Bartholomew's School3.3 milesOfsted report card · Jan 2026
Ages
11 to 18
Pupils
1,905
Type
Academy converter
Trinity School4.9 milesNo Ofsted rating
Ages
11 to 18
Pupils
1,349
Type
Academy converter
Kennet School6.5 milesOfsted: Good
Ages
11 to 18
Pupils
1,824
Type
Academy converter

* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.

Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.

Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.

Amenities

Supermarket

Little Waitrose Shell Tothill, Burghclere1.7 miles

Sainsburys Newbury Andover Road Local, Newbury2.5 miles

Co-op Newbury - Monument Close, Newbury2.6 miles

GP surgery

Falkland Surgery2.7 miles

Pharmacy

Wash Common Pharmacy2.7 miles

Hospital

West Berkshire Community Hospital5.2 miles

Green space

Playing Field307 metres

Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.

The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.

Getting Around

Nearest station

Newbury Rail Station3.9 miles

Nearest bus stop

Greenways292 metres

Typical drive times

Newbury10 min · 4.5 miles

Thatcham18 min · 7.7 miles

Hungerford17 min · 12 miles

Whitchurch15 min · 11 miles

Winchester (city)31 min · 24 miles

Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.

Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.

Flood Risk

From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.

Rivers and the sea

Flood Zone 1Lower risk

Surface water

Outside the mapped risk bandsVery low risk

These bandings are the summary. Where this location sits on the flood maps, plus planning activity, heritage and ground risks, is in the full report.

Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.