Noke, Oxford, Oxfordshire, OX3


Guide price

The Estate

Manor Farm as a whole extends to approximately 353 acres and comprises Manor Farmhouse with six bedrooms and five reception rooms, Noke Place a renovated barn with five bedrooms, a one bedroom staff flat together with various outbuildings including a stone built barn. Bradshaws has permission to convert to an approx 3,650 sq ft separate five bedroom house, but with modified consents could also fulfil a variety of functions ancillary to the main house, such as a leisure centre, offices or workshop. There is also consent to build an approx 1,100 sq ft office to the north east of the main house. The gardens and grounds at Manor Farm are wonderfully cared for and provide a peaceful and attractive setting.

It is understood that parts of the main house date back to circa 1600 and once formed part of a hunting lodge. Today the property retains many of its original features offering a wonderful family home sympathetically restored yet full of character.

The farmland at Manor Farm extends to approximately 344 acres of productive arable land with smaller areas of water meadows.

All the main buildings benefit from full fibre to the premises broadband offering gigabit connectivity.


Noke is a picturesque village located approximately 6 miles east of Oxford (making it an ideal location for the Oxford schools) and approximately 9 miles from J8 of the M40 consequently convenient for London and Heathrow to the south and for Birmingham to the north by road. Noke is reached by a no-through road and comprises many attractive period houses and cottages, as well as a church. The Otmoor Nature Reserve is at the far end of the village which boasts a number of attractive walks and rides. The nearby village of Islip benefits from a pub, a primary school and railway station with direct links to Oxford and London. Oxford Parkway is 5 miles away and offers a half hourly direct service to Oxford and London with London journey times from 55 minutes. There are also good bus links to Oxford London Airport.

Oxford provides an extensive range of shopping and transport facilities, as well as many excellent schools including The Dragon, St Edwards, The Oxford High School, Summer Fields School, Magdalen College School and Headington School. The area is also convenient for the Abingdon Schools; Radley and Stowe. Day to day shopping and supermarkets are found in Summertown, Kidlington and Headington with the well-known retail outlet of Bicester Village within easy reach. Sporting facilities include the Nuffield Oxfordshire Health and Racquets Club in Summertown, polo at Kirtlington, golf at the North Oxford Golf Club, Kirtlington Golf Club and The Oxfordshire Golf Club at Thame.

Manor Farmhouse

Manor Farmhouse is an impressive Grade II Listed stone built farmhouse dating back partly to the 16th Century. The house has been extensively and sympathetically renovated and extended with many of the period features still remaining offering practical and comfortable living. The farmhouse is approached from the main private farm drive, which brings you to a private parking area with a formal garden area to the northern elevation of the house.

The entrance door leads into a large entrance hall with adjacent utility area and doors to the garden patio and walled garden. To the right of the front door is a large drawing room with exposed beams, open fireplace with three double doors leading out to the garden. To the left of the entrance hall is the dining room with integral storage and woodburner. There is a good sized family kitchen which is spacious, light and airy with a large Aga, breakfast bar, fitted units and access to the garden. In the eastern part of the property is a snug with large fireplace and adjoining conservatory with views across the walled garden and direct access onto the garden patio. The large study with double aspect windows includes a woodburner and an adjoining storage room. A cellar is located underneath the study.

To the first floor is the master bedroom with large double aspect windows looking out across the farmland with an ensuite bathroom. Opposite the master bedroom is a wood panelled sitting room with woodburner and views across the walled garden. A family bathroom and double bedroom with character fireplace and a further two ensuite double bedrooms are located on the first floor. Two further double bedrooms are located on the second floor accessed by individual staircases. The first located to the eastern elevation boasts character beams, ensuite bathroom and a small wooden mezzanine floor. The sixth bedroom is located on the far western elevation with dormer windows and an adjoining bathroom.

Included within the brochure are floor plans detailing the layout of the accommodation. It should also be noted that there is planning consent for the removal of the existing conservatory and a new 1,022 sq ft Orangery style living area to be erected on the southern elevation of the farmhouse providing additional living space.

Gardens and Grounds

The walled garden to the west of the house is mainly laid to lawn with flower beds throughout and borders to the edge with an orchard and wild meadows adding to the bio-diversity. A terrace area is located adjacent to the house, which offers private outdoor entertaining space with access to the kitchen and timber framed garden room. An outdoor heated swimming pool and well-maintained tennis court sit at the bottom of the garden.

To the eastern and northern elevation of the farmhouse is a paddock, which is part post and rail fenced and part surrounded by natural hedgerows with a pond.


Bradshaws is an attractive Grade II listed stone built barn which currently extends to 2,012 sqft (Gross Internal Area as per the floorplan) and is understood to have originally formed part of the stables to a large manor house and is situated to the north of Manor Farmhouse. There is planning consent for conversion and extension to separate residential use. With suitable consents, this building could also become a leisure centre, studio or workshop.


Two outbuildings are located within close proximity to the farmhouse and offer car ports, machinery and garden store and workshop. They are both part open sided offering enclosed and safe storage to the end.

There is also planning permission for a approx 1,100 sq ft new home office to the east of the farmhouse and a staff flat located to the north.

Lot 1 extends to 6.94 acres.

Noke Place

Noke Place is a wonderfully converted 18th Century Grade II listed barn retaining many of its original features such as the traditional timber frame in the original parts of the barn. Noke Place offers spacious accommodation with five bedrooms and open plan living. Upon entering the property through the main entrance, steps up lead to a large, open plan reception area giving access to the dining room, living room and kitchen. Located centrally within the reception area, the dining room benefits from a spectacular double height ceiling and doors to the patio. Beyond the central pillar is the living room. To the other side of the dining area is the kitchen with built-in electric Aga, central breakfast bar and storage units. A doorway off the kitchen leads to a porch and utility room which can be independently accessed via an external door. A study is positioned to the base of the steps by the main entrance and opens into a corridor which has a family bathroom, three double rooms (one ensuite) with a family room with woodburner and access to the garden positioned at the end.

The first floor comprises a galleried landing off which is a large master bedroom with feature woodburner, built in storage and ensuite bathroom with shower and bath and a second ensuite double bedroom.

The property is approached via its own private drive with paddocks on either side. There are attractive gardens and grounds and a patio surrounding the barn, perfect for outdoor entertaining.

Outbuildings include a one bedroom flat, double timber framed garage and a two bay open fronted storage building located to the east of Noke Place.

Lot 2 extends to approximately 6.66 acres.

Lot 3 - The Farmland

The farmland at Manor Farm extends to approximately 339 acres (137 ha) of mainly arable land split into 6 large enclosures.

The land is currently included within an arable rotation and forms part of a contract farming agreement, which is due to expire on 30th September 2018, but could be renewed. The land is bound by mature hedgerows and the River Ray to the northern aspect. A small amount of pastureland is located to the northern boundary.

Access to the land is from the main farm and also from the road leading into Noke (via double gates) located on the south-western boundary of the land. Internal farm gateways offer access between the fields.

Access to Lot 3 if sold separately would be via the double gates off the Noke Road.

Located centrally within the farmland is a redundant concrete slurry tank.

Arrange viewing 01865 708658

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