THE PROPERTY - LOT 1 Greenlands Farm is a beautiful and well-appointed country house set in mature gardens with fine southerly views over its own land. The grounds of the house further incorporate a traditionally-styled courtyard of buildings which has been developed to provide a one-bedroom flat, an office, garaging, stabling and ample domestic storage. The land goes on to incorporate a recently established vineyard with an associated winery adjacent to a stunning lake and conservation area. The remaining land is managed as mature pasture served by a further agricultural barn.

The house itself is a beautifully presented property, with parts believed to date from the 16th century. It has been sympathetically extended and remodelled by the present owners and now the house provides an interesting blend of bright and modern spaces, with original period character. The accommodation is both spacious and highly versatile, and is ideal for modern family living.

The house is set around the superb, open-plan kitchen / dining room, featuring a stone floor and large central island with a granite worktop. This is a stunning space which also opens through into the oak-framed orangery, enjoying views across the farm towards the North Downs. The drawing room, which is accessed from the kitchen, is another large and bright room with a fireplace, wood burning stove and doors leading out to the terrace and gardens.

There are two further reception rooms at the front of the house, both with wood burning stoves and offering a great deal of character with exposed beams.

The main bedroom is an impressive room, offering far reaching views across the garden and farm beyond, and has an adjoining dressing room and bathroom. There are two further bedrooms with en suites, and another three double bedrooms which are served by the generous family bathroom.

Adjoining the rear of the house is the indoor swimming pool with shower room and sauna. Off the pool room is a gym leading out into a covered barbeque area.

Alongside the house is a courtyard of outbuildings which include a three-bay oak garage above which is a good-sized home office. There is also a large machinery barn above which is a one-bedroom annexe with kitchen, reception room and WC.

The gardens and grounds are another stunning feature of Greenlands Farm. Mainly laid to lawn, interspersed with a variety of fruit trees, shrubs and beautifully stocked flower borders. To the rear of the house, accessed from the orangery is a large south-facing terrace ideal for outdoor entertaining. Finally, at the end of the garden is a hard tennis court.

LOCATION Greenlands Farm sits on the edge of the village of Silchester on the Hampshire/Berkshire border. Silchester is a notable archaeological site and Roman town of Calleva Atrebatum, from which the winery derives its name. The village has a thriving community and features a public house, a well-regarded primary school, village hall and church as well as active cricket and football clubs.

Schooling in the area is second to none, with numerous excellent preparatory schools accessible including Cheam, Horris Hill, Daneshill and Ludgrove to name but a few. Secondary schools include Bradfield, Wellington and Downe House.

There are excellent communication links nearby with access to the M3 and M4 motorways and a mainline railway station at Basingstoke, which provides a quick service to London Waterloo.

CALLEVA VINEYARD AND WINERY Lot 2: In total the vineyard extends over 8.10 acres (3.28 ha) with 6.10 acres (2.47 ha) under vine. The vines were planted in May 2019 with the express focus to produce first class English Sparking Wine, Rosé and White Wines from Pinot Noir, Pinot Meunier, Chardonnay and Rondo grape varieties. To pursue wines of excellence and differentiate from other English vineyards, the vineyard owners have embraced an organic production model with organic status confirmed by the Soil Association as at the 1st March 2023. It is anticipated that whilst the average grape production will be 30% less than a traditionally-managed vineyard, the value of the wine will subsequently be greater with a stronger and more positive marketing theme. There are currently approximately 900 vineyards in the UK and only 10% have organic status.

The plan sets out the indicative location of the various varieties across the 81½ numbered rows, laid out from west to east using a metal trellis system. These rows have been specifically orientated and set out to optimise the capture of sunlight and ensure air flow through the vineyard.

The naming of the vineyard and subsequent branding originates from its close proximity to Calleva, a celtic name and the central settlement of the Iron Age tribe of Atrebates. This settlement was later adopted and developed by the Romans in the late first century. The bottle labelling falls on a background of the town wall and the rectiliner street grid that the Romans established in AD 43 as it changed the name of the town to Silchester.

The winery building was constructed in 2021 and provides a flexible space for machinery, wine storage and tasting. The design of the building ensures that there is a section with an eaves height capable of housing large wine tanks. Whilst the first floor tasting room, with associated catering kitchen, provides an excellent space for hosting wine tasting and events. Of particular note is the large balcony on the south-western elevation overlooking the vineyard and lake.

The building also provides a separately accessible employee welfare area with spacious changing rooms, shower and WC facilities, perfect for the labour gangs at busy times of year when pruning and picking operations are underway. Importantly, the winery and vineyard has a separate access in Byes Lane.

CURRENT MANAGEMENT The overall performance of a vineyard and the quality of the grapes that are produced are the result of a complex interaction of soil, climate, rootstock capacity, scion capacity, shoot density and cultural practices. With the vineyard established, the key management emphasis is currently focused on developing the vines. This is mainly achieved by controlling the shoot density, by pruning, and in these formative years sacrificing the grape yields to ensure that the sugars and energy garnered by the leaf canopy are used to develop the trunks and the roots of the vines themselves. With the decision taken to progress to an organic system, it is even more important during the first four/five years not to stress the vines by overcropping. In order to assist the vines, 160 tonnes of organic compost has been spread across the vineyard with a further 2.4 tonnes of organic chicken fertiliser being applied in the spring of both 2022 and 2023.

It is critical that the main works are carried out in a timely and uniform manner across the vineyard. To guarantee efficiency in this regard, a solid working relationship has been established with Ed Mitcham who provides and manages gang of around 10 people up to to six times per year. The 2023 cost for these operations is projected to be approximately £15,000 + VAT. The excellent employee welfare facilities developed within the winery are hugely appreciated and sets the vineyard apart.

FUTURE YIELDS AND WINE PRODUCTION AND FINANCIAL MODELLING With the four years of establishment drawing to an end, the vineyard has been suitably prepared for greater production in the coming years. A wine-making contract has been agreed with Ben Smith of Itasca wines, Crondall (approximately 20 miles away), where the grapes will be blended and wines made. The bottles will be returned to the Calleva winery to be stored until they are ready for drinking. The projected production is summarised in the adjacent table with the grape production reaching its optimum level of 10 to 12 tonnes per annum by Harvest 2026.

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