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Guide Price£2,700,000

Dock Lane, Beaulieu, Brockenhurst, SO42

Land size: 2.64 acres
Bedrooms: 5
Bathrooms: 3

Description

Occupying one of Beaulieu's most exceptional positions, Kelham is an elegant Arts & Crafts residence set high above the Beaulieu River, commanding panoramic southerly views across protected New Forest countryside.

Originally built in 1912, the house has been thoughtfully reimagined to create a home that respects its architectural heritage while embracing modern family living. Beautifully proportioned interiors are flooded with natural light, with the principal reception rooms and kitchen opening effortlessly onto terraces and gardens, allowing the remarkable setting to become part of everyday life.

The accommodation extends to six bedrooms and a series of versatile reception spaces, offering a balance of formal entertaining areas and relaxed family rooms. Throughout, carefully considered improvements have enhanced the house without compromising its period character, creating interiors that are both refined and welcoming.

Approached via a long private driveway behind electric gates, Kelham enjoys complete privacy within approximately 2.64 acres of landscaped grounds. Expansive lawns, mature trees, woodland, a productive kitchen garden and a gently flowing stream combine to create a wonderfully peaceful environment rich in wildlife and changing with the seasons.

Despite its secluded setting, the property is only moments from the historic village of Beaulieu, with its sailing facilities, local amenities and direct access to the outstanding landscapes of the New Forest National Park. Rarely does a house combine such remarkable views, privacy and convenience in one of the area's most sought-after locations.

Streams Houses with Land Residential Wooded Land Freehold Woodlands Gated properties Rural properties

Map Location

Property details

Tenure: Freehold
Council Tax Band: Ask Agent
Date Posted: 2026-07-11

Market Value Analysis

Compared with 1,880 Homes with Land listings in South East England (1+ acres).

This Property£1,022,727 / acre

Homes with Land Average (1+ acres) £303,219 / 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

49 E

76 C

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: Ask Agent
Water: Ask Agent
Heating: Ask Agent
Broadband: Ask Agent
Sewerage: Ask Agent

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

80 Mbps

Superfast · available to 92% of premises

Suitable for

HD streaming
Video calls
Web & social

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

Beaulieu Village Primary School693 metresOfsted report card · Jan 2026
Ages
5 to 11
Pupils
124
Type
Community school
Manor Church of England Infant School2.4 milesNo Ofsted rating
Ages
4 to 7
Pupils
49
Type
Voluntary controlled school
Faith
Church of England
Cadland Primary School2.5 milesOfsted: Good
Ages
4 to 11
Pupils
379
Type
Community school
Wildground Infant School2.8 milesNo Ofsted rating
Ages
2 to 7
Pupils
185
Type
Community school
Wildground Junior School2.8 milesNo Ofsted rating
Ages
7 to 11
Pupils
197
Type
Community school

Secondary

Lift New Forest2.7 milesOfsted: Good
Ages
11 to 16
Pupils
504
Type
Academy sponsor led
Applemore College2.9 milesOfsted: Good *
Ages
11 to 16
Pupils
478
Type
Foundation school
Noadswood School2.9 milesNo Ofsted rating
Ages
11 to 16
Pupils
1,102
Type
Academy converter
Weston Secondary School6 milesOfsted: Requires improvement
Ages
11 to 16
Pupils
653
Type
Academy sponsor led
The Hamble School6.3 milesOfsted: Good *
Ages
11 to 16
Pupils
1,139
Type
Community school

* 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

Tesco Hythe Esso Express, Hythe, Hampshire2.7 miles

Co-op Holbury, Fawley2.7 miles

Co-op Holbury Long Lane, Fawley2.8 miles

GP surgery

Forestside Medical Practice2.5 miles

Pharmacy

Jays Pharmacy2.6 miles

Hospital

Hythe Hospital3.2 miles

Green space

Playing Field187 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

Beaulieu Road Rail Station3.7 miles

Nearest bus stop

Dock Lane185 metres

Typical drive times

Totton17 min · 9.3 miles

Lymington15 min · 7.1 miles

New Milton28 min · 13 miles

Southampton (city)24 min · 13 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

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

By LandSale, the platform. Not provided by the listing agent. Ready in about a minute.

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.