18.33 ACRES, OUTBUILDINGS AND SAND SCHOOL - Newbarn Lane, Gatcombe
- Land size
- 18.33 acres
Key Features
- Total Site Area 18.33 acres (7.41 hectares)
- Land opportunity suitable for variety of uses STP
- Circa 120 sq.m agricultural barn & mobile home
- No water charges!
- Stunnjng rural location
- No through road
- Private gated access with concreted yard
- Fenced grazing fields currently let for sheep
Description
An exceptional 18.33-acre land parcel in the heart of the Isle of Wight’s countryside, offering a modern 122 sq.m agricultural barn, mobile home, former livery yard and sand school, tucked away in the picturesque village of Gatcombe. Rarely available – a prime opportunity in an Area of Outstanding Natural Beauty.
18-Acre Equestrian Haven In Sought-After Gatcombe - McCarthy and Booker are pleased to present this rare and exciting opportunity to acquire a substantial parcel of agricultural land in the heart of the Island’s rural landscape. Extending to 18.33 acres, the site sits on the southern edge of Gatcombe, a charming and historic village nestled within an Area of Outstanding Natural Beauty.
The land is approached via a private gated entrance leading onto a hardstanding yard—perfect for machinery, parking or equestrian use. A metal-clad barn of approx. 122 sq.m (GIA) offers excellent covered space and previously supported a working livery yard. There are 6 American style loose horse boxes with rubber matting and auto water. It benefits from a roller shutter door, full concrete flooring, and mains electric connection nearby (subject to verification).
To the corner of the site lies a mobile home (not inspected) with water. Adjacent to the yard is a level area formerly used as a sand school, with clear boundaries and gates leading into the main grazing paddocks. The fields are fully fenced and currently used for sheep grazing, but could support horses, agricultural crops, or alternative land-based enterprise.
The land is arranged in a number of paddocks, benefiting from multiple natural water sources. Notably, Gatcombe is one of the few villages locally to enjoy a free water source, providing a reliable and cost-effective supply for livestock.
Planning & Potential - Subject to obtaining the necessary planning consents, the site offers scope for a range of alternative uses including:
Equestrian facility or riding school
Glamping or rural tourism venture
Horticulture, rewilding or agri-business
Smallholding or agricultural enterprise
Further development opportunities (STP)
Planning is already in place for a livery
Free water supply
Location - Gatcombe is a peaceful and picturesque village located just outside the county town of Newport. A sought after spot for nature lovers and equestrians alike, the area offers superb riding and walking routes through rolling hills and woodland. Despite its rural feel, Little Gatcombe Farm is conveniently placed within 5 minutes of Newport’s amenities and no more than 25 minutes from any point on the Island—including ferry terminals, beaches and schools.
This is a wonderfully rare opportunity to secure a sizeable parcel of unspoilt land in one of the Isle of Wight’s most scenic and sought-after rural locations. With flexible usage and exceptional potential, this is an investment in land and lifestyle with a wide range of possibilities.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-06-25
Market Value Analysis
Compared with 70 Farmland & Pasture listings in South East England (10+ acres).
Utilities & Restrictions
Utilities
- Electricity
- Mains
- Water
- Mains
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Septic Tank / Private
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
- Parking Available
- Garden
- 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
24 Mbps
Standard (10-30 Mbps)
Suitable for
- Web & social
- Music streaming
- Standard video calls
Mobile signal
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 of Canterbury Catholic Primary School1.8 milesNo Ofsted rating
- Ages
- 5 to 11
- Pupils
- 195
- Type
- Voluntary aided school
- Faith
- Roman Catholic
- Carisbrooke Church of England Controlled Primary School2 milesOfsted: Good
- Ages
- 5 to 11
- Pupils
- 351
- Type
- Voluntary controlled school
- Faith
- Church of England
- Nine Acres Primary School2.2 milesOfsted: Outstanding
- Ages
- 5 to 11
- Pupils
- 419
- Type
- Community school
- Newport Church of England Aided Primary School2.4 milesOfsted: Good
- Ages
- 5 to 11
- Pupils
- 300
- Type
- Voluntary aided school
- Faith
- Church of England
- Barton Primary School2.7 milesOfsted: Good *
- Ages
- 4 to 11
- Pupils
- 239
- Type
- Community school
Secondary
- Christ The King College2 milesOfsted: Requires improvement
- Ages
- 11 to 18
- Pupils
- 1,131
- Type
- Voluntary aided school
- Faith
- Church of England/Roman Catholic
- Carisbrooke College2.2 milesOfsted: Requires improvement
- Ages
- 11 to 16
- Pupils
- 615
- Type
- Academy converter
- Medina College3.5 milesOfsted: Requires improvement
- Ages
- 11 to 19
- Pupils
- 1,094
- Type
- Academy converter
- The Island Free School6.2 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 613
- Type
- Free schools
- Cowes Enterprise College, An Ormiston Academy6.7 milesNo Ofsted rating
- Ages
- 11 to 19
- Pupils
- 1,156
- Type
- Academy sponsor led
* 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
GP surgery
Pharmacy
Hospital
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
Nearest bus stop
Typical drive times
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
Surface water
Mapped within the area searched, not at the advertised map pin itself.
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
- Sold prices nearby (included in the full report)
£14.99 · one-off purchase
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1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
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2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
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© LandSale | Version 1.3 - August 2026
Listing agent
McCarthy&Booker, Covering Isle of Wight
The Old Post Office, 73 High Street Cowes PO31 7AJ
Contact McCarthy&Booker, Covering Isle of Wight
The Old Post Office, 73 High Street Cowes PO31 7AJ
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