Old Farm House, Stoke Row, Henley-on-Thames
- Land size
- 11.59 acres
- Bedrooms
- 8
- Bathrooms
- 4
Key Features
- Quintessential English Farm House
- 4.69 hectares (11.59 acres)
- Equestrian Paddocks and Stables
- Detached Two Bedroom Annexe and Garage
- Period Features
- Planning Consent for Substantial Pool House and Outbuilding
Description
Available for the first time in nearly 50 years, this beautiful and rarely available Grade II listed property in need of modernisation offers a wonderful blend of historic charm and potential to create a fantastic family home, all nestled in a rural village location. Outside, the views over Oxfordshire countryside offer a serene backdrop for outdoor relaxation.
Old Farm House is a handsome brick and flint home offering a wealth of period features in a unique setting. There is existing planning consent (under application P23/S1890/FUL) for a pool house to the rear of the property with the potential to amend this to residential use (STPP). The land and stables are currently in equestrian use and offer the opportunity for improvement and extension to include a modern stable block and manège or use as a smallholding.
The property also benefits from a two-bedroom residential annexe - suitable for guest or staff accommodation - set over a large garage, with the opportunity to extend the residential element into the ground floor.
Tennis courts and further garden grounds bring additional opportunities to take advantage of English country life, all within easy reach of London and beyond.
To book an appointment to view this property please phone the Henley-on-Thames Rural branch and quote ID: 102069.
Disclaimer
Simmons & Sons Surveyors LLP for themselves and for the vendors or lessors of the property whose agents they are give notice that: (i) the particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract or offer; (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and any other details are given in good faith and are believed to be correct, but any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them; (iii) No person in the employment of Simmons & Sons has any authority to make or give any representation or warranty whatsoever in relation to this property.
Heating
Central Heating
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- H
- Date Posted
- 2026-01-29
Market Value Analysis
Compared with 195 Homes with Land listings in South East England (10+ acres).
Energy Performance Certificate
View the official EPC certificate for detailed energy efficiency information.
View official EPC certificate ↗
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
- Oil Heating
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Yes
- 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
- 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
50 Mbps
Superfast · available to 33% of premises
Suitable for
- HD streaming
- Video calls
- Web & social
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
- Stoke Row CofE Primary School405 metresOfsted: Good
- Ages
- 4 to 11
- Pupils
- 50
- Type
- Voluntary aided school
- Faith
- Church of England
- Checkendon Church of England (A) Primary School1.2 milesOfsted report card · Nov 2025
- Ages
- 4 to 11
- Pupils
- 86
- Type
- Voluntary aided school
- Faith
- Church of England
- Nettlebed Community School2 milesOfsted: Good
- Ages
- 3 to 11
- Pupils
- 165
- Type
- Community school
- Woodcote Primary School2.4 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 168
- Type
- Community school
- Peppard Church of England Primary School2.5 milesOfsted report card · Jan 2026
- Ages
- 4 to 11
- Pupils
- 61
- Type
- Voluntary controlled school
- Faith
- Church of England
Secondary
- Langtree School2.5 milesOfsted: Good
- Ages
- 11 to 16
- Pupils
- 626
- Type
- Academy converter
- Maiden Erlegh Chiltern Edge3.1 milesOfsted: Good
- Ages
- 11 to 16
- Pupils
- 374
- Type
- Academy sponsor led
- Gillotts School4.8 milesOfsted: Outstanding
- Ages
- 11 to 16
- Pupils
- 934
- Type
- Academy converter
- Highdown School and Sixth Form Centre5.4 milesNo Ofsted rating
- Ages
- 11 to 18
- Pupils
- 1,537
- Type
- Academy converter
- Wallingford School5.8 milesNo Ofsted rating
- Ages
- 11 to 18
- Pupils
- 1,507
- Type
- Academy converter
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
Green space
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.
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.
LandSale full disclaimer
Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
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.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
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.
3. No warranty or liability
LandSale gives no warranty, express or implied, as to the accuracy, completeness or fitness for any particular purpose of the information displayed. LandSale shall not be liable for any loss, damage, cost or expense arising directly or indirectly from any use of or reliance on such information, save where liability may not be excluded by law.
4. Updates & feedback
If you believe any detail on this listing is inaccurate, please let us know. We will investigate and, where appropriate, update the listing or notify the agent.
© LandSale | Version 1.3 - August 2026
Listing agent
Simmons & Sons, Henley-on-Thames
32 Bell Street, Henley-On-Thames, RG9 2BH
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