PrimeResi: The Wentworth Estate

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Introduction

By Alex Newall, Managing Director of Hanover Private Office

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100 Years of 700 Hectares A brief history of the Wentworth Estate

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The Estate in 1934 A map of the area during a hiatus in construction works

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Demand Drivers Prime Surrey Vs Prime London

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Market Picks Four of the top properties currently available on and around the Wentworth Estate

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Mansion of the Future A £30m new-build mansion in the offing from Consero

The Wentworth Estate

OPENING THE DOOR TO ‘THE KNIGHTSBRIDGE OF THE COUNTRY HOUSE MARKET’

PrimeResi’s Wentworth Special section is sponsored by Hanover Private Office.

Hanover Private Office are real estate specialists in super prime property sales and lettings on the Wentworth Estate at Virginia Water and the surrounding areas of Englefield Green, Windlesham, Sunningdale, Ascot, Bagshot and Chobham.

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Newton’s 1st Law of motion: An object at rest stays at rest until an external force acts upon it.

The prime mover in the prime property market.

Hanover Private Office.

he Wentworth Estate in prime Surrey dates back almost 100 years, although over the years the architectural style of the residences has become more diluted, ranging from the original arts and crafts inspired “Tarrant” houses to neo-classical mansions to ultra-contemporary residences built of glass and steel.

However, the tree-lined roads and immaculately maintained fairways of the exclusive golf course are a magnet to wealthy buyers from overseas, who are attracted to the privacy, seclusion and generous plots afforded by property in the prestigious areas of Wentworth, Virginia Water, Sunningdale, Ascot, Englefield Green and Windlesham.

Seemingly in a sedate tranquil Home Counties location, Wentworth has the advantage of excellent transport links. It is just 21 miles (a 45 minute drive) from central London – meaning Harrods is within striking distance, and only seven miles to Terminal 5 at Heathrow airport. It is without question an international market place that has been attracting UHNWI for more than three decades in search of privacy and a safe haven outside of the capital. Dating from the 1970s, when members of the Saudi royal family and wealthy sheikhs started buying here, it has continued to be a “honey pot” for Middle Eastern families. Since then families from Russia, Kazakhstan, Iran, China, Hong Kong and Malaysia have followed, and of course wealthy British residents have lived here for many years.

International buyers are attracted by world class schools including Eton, Harrow, ACS Egham and St Mary’s on the doorstep, and enjoy living in close proximity to Wentworth and Ascot. Security and personal safety has always ranked high on the property shopping list for HNW buyers from the Middle East and more recently those Eastern Europeans coming to the area. The Wentworth Estate has always been regarded as a safe environment, the secluded generous plots meet these buyers’ exacting criteria. On average property for sale on Wentworth may cost £5m plus for a plot alone. A budget of £5-7m will get you around two to three acres on the exclusive “main island’”of Wentworth. Add £7m to build a neo-classical mansion, and two years later you end up with a house worth £20m in a prime location with significant global demand. The market still has limited supply (only a handful of plots remain undeveloped) and growing demand from buyers wanting space, easier planning laws, and a better environment to bring up a family. In essence, the Wentworth Estate is the “Knightsbridge of the country house market”.

Alex Newall

Managing Director, Hanover Private Office alex.newall@hanoverprivateoffice.com hanoverprivateoffice.com T: + 44 (0) 20 7935 5797 E: info@hanoverprivateoffice.com W: www.hanoverprivateoffice.com 204

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100 Years of 700 Hectares A brief history of the Wentworth Estate

Prime movers in London and Home Counties Real Estate

The history of the Wentworth Estate we see today centres around the 19th century building now employed as one of the golf world’s most famous club houses.

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uilt in 1805 in a fashionable gothic style by Culling Charles Smith and Lady Anne Fitzroy, sister of the future Duke of Wellington, “The Wentworths” was bought by an exiled Spanish count by the name of Ramon Cabrera in 1850. After his death, his wife acquired a vast swathe of land surrounding the house, which would later form the heart of the Wentworth Estate.

The key figure in the Estate’s development was builder Walter George Tarrant, who originally saw the huge potential in this 700 hectare patch of woodland and heathland within range of the capital; what’s more, he already possessed a formula for creating exclusive enclaves in this affluent corner of the South East.

Work on St George’s Hill in nearby Weybridge - a scheme based on the simple premise of handsome homes on one-acre plots surrounding a top class golf course - began in 1912, and ten years later, Tarrant had also acquired the development rights for the Wentworth Estate.

Commissioning his friend the celebrated golf course designer Harry Colt to come up with a suitably challenging set of holes as the centrepiece, Tarrant soon started on the houses. Honed during the development of St George’s Hill, Tarrant’s characteristic style featuring gables, half-timber construcation, tall chimneys and handmade bricks - would also become a hallmark of the properties on the Wentworth Estate. Some of his finest creations would even feature the famous WGT inscription.

The tough economic conditions of the 1920s eventually took their toll though, and construction ground to a halt, with Tarrant eventually filing for bankruptcy in 1931.

The estate fell into the hands of Sir Lindsay Parkinson & Co Ltd., and construction cranked up again in the late 1930s. Despite a lengthy hiatus during the Second World War, work continued at a considerable pace and by the 1960s, almost every available plot had been built upon. The golf course had also built up a formidable reputation, hosting top flight tournaments including the Ryder Cup in 1953 and the PGA championship in 1972.

Residents of rare wealth and status now occupy the 600-or-so properties, ranging from Arts and Crafts masterpieces to Neo-Classical creations, many of which have replaced and greatly expanded upon - the original structures. These days, valuations in the £50m range are not unheard of.

Thai-Chinese property developer Reignwood Group took full ownership of Wentworth Club on 26th September 2014. The purchase price was reported to be in the region of £135m. Q 206

T: + 44 (0) 20 7935 5797 E: info@hanoverprivateoffice.com W: www.hanoverprivateoffice.com 207

The Wentworth Estate in 1934 This map shows the extent of the Wentworth Estate during the hiatus in building, after Walter George Tarrant filed for bankruptcy and before Sir Lindsay Parkinson & Co took over the grand project.

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Demand Drivers

Prime Central London Vs Prime Surrey Estates Although much is written about prime property in central London, there are areas outside the capital that also have pockets of exclusive property. Two examples of this are Wentworth and St George’s Hill.

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he housing markets in these prime pockets are driven by similar factors to prime central London with a strong level of foreign demand, a similar level of under occupied properties and average values significantly exceeding the market around them.

The exclusivity of these areas is reflected in the proportion of transactions over £2 million being significantly higher than the average seen in both their immediate surroundings and nationally.

Tight planning restrictions in Wentworth and St George’s Hill ensure a limited supply of new build properties. However, analysis of the supply of larger units shows some variation in the two areas and has the potential to influence pricing.

While there are similarities in terms of market performance in prime central London and prime pockets outside the capital, the difference in properties available for similar values still differs wildly.

When you take in the sweeping tree lined roads, the lush green of the fairways, the decadence and space available in the prime Surrey estates of Wentworth and St George’s Hill, it’s difficult to imagine similarities with properties in the heart of prime London.

However, with the level of foreign interest there, and the fact that the properties in these two small pockets have considerably higher values than the areas around them, the two markets have more in common than first appearances would suggest.

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Exclusivity is key to prime Surrey market: The areas around both Wentworth and St George’s Hill have long been regarded as enclaves of exclusivity, with residents welcoming the privacy afforded by such environments. Many UK celebrities have sought refuge behind strictly controlled residents associations.

Indeed, far reaching powers ensure that those living within the estate impinge as little as possible upon one another.

Regulations surrounding development within estates such as Wentworth and St George’s Hill are strictly controlled. Generally new properties must replace existing dwellings, occupy no more than 20-25% of plot sizes and not be more than three storeys high.

More recently substantial basements have become popular, a trend also popular in prime central London. The emergence of these “dig down” extensions is indicative of rising prices. It costs an estimated £400 per square foot to create such space, and £600 per square foot when the fit out is included. This means it only makes economic sense where sales values can exceed this figure.

The architectural origins of the estates’ inception around 100 years ago are being diluted. There is now a wide variety of alternative architectural styles, ranging from neo-classical mansions with ionic columns to examples of the modern steel and glass seen in Huf Haus creations.

Small pockets of exceptionally high valued properties: The average values in small pockets of exclusivity like Wentworth and St George’s Hill comfortably outstrip those in their respective boroughs of Runnymede and Elmbridge in the same way prime properties in locations such as Kensington & Chelsea (K&C) command a considerable premium over their inner London (as defined by the ONS*) counterparts.

OUTPERFORMING Outperforming POCKETS pockets % difference in average property values 300% 250% 200% 150% 100% 50% 0% St George’s Hill vs Elmbridge

Wentworth vs Runnymede

K & C vs Inner London

Registry, 2013 Source: Source: Land Land Registry *Inner London defined by Office of National Statistics as City of London, City of Westminster, London Boroughs of Kensington & Chelsea, Hammersmith & Fulham, Southwark, Wandsworth, Islington, Lambeth, Tower Hamlets, Haringey and Newham.

As highlighted in the previous chart, the average property in the postcode sector GU25 4 (the area around Wentworth) typically can cost over 250% more than the average property across the whole of the Runnymede district. Meanwhile, St George’s Hill, represented by the KT13 0 postcode sector, can command over 150% more than the Elmbridge district as a whole. This compares with the difference between properties in Kensington & Chelsea and their inner London counterparts of just over 250%.

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o s les £ million+ n o ouse ol s i no usu l resi en PERCENTAGE SALES % £2 million+ %OF no usual resident £2M+ AND PERCENTAGE OF HOUSEHOLDS WITH NO USUAL RESIDENT

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Two markets with much in common: There are many similarities between the prime Surrey and Prime Central London (PCL) markets. Their international appeal means that they are driven by a set of factors shaped by the seemingly insatiable desire of the world’s wealthy elite for exclusivity. Information relating to the capital values of units for sale at Wentworth reveals a considerable dominance of UK vendors, suggesting that in the past global interest in the area has been less prevalent. More recently the buyer profile is comparable to that seen in the new build PCL market, with a far more cosmopolitan composition.

SellerSELLER profiles (£5 million+) PROFILE (£5M+) Wentworth WENTWORTH UK

Russian

Far East

Buyer profiles million+) BUYER PROFILE(£5 (£5M+) Wentworth WENTWORTH

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UK

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Other European

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Greater London

The level of international interest is increasing, but there has been a global interest in the Wentworth estate for decades. A Middle Eastern Princess was living on the estate 50 years ago, and the 1970s saw Saudis arriving. UK buyers tend to buy properties as a principle residence, with international buyers opting to typically reside in their property for around a month every year. Many are also owned by non-domiciles, limiting stays to around three months. Properties owned by non-domiciles and international buyers are likely to be recorded in the census as having “no usual resident” (defined as vacant or second homes), or properties only occupied by visitors or short term residents on the night of the census.

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K & C (Brompton)

Source: Land Registry, 2011 Census

New development in these exclusive areas: The planning restrictions within the boundaries of Wentworth and St George’s Hill are far more onerous than elsewhere in their respective districts. Both Runnymede and Elmbridge have seen development in recent years in line with government guidelines supporting housing building. However, the composition of this development varies, and appears to be influencing pricing for the two estates.

Runnymede, the district in which Wentworth is situated, has seen far fewer larger homes being built. In contrast, the supply of 4+ bedroom units in Elmbridge, where St George’s Hill is located, has been considerable. This additional supply may be behind the stagnation of deals over £2 million in the St George’s Hill area, which levelled off in 2011/12 in contrast to Wentworth where the number of such deals has continued to rise.

These changes to the building stock appear to be part of a longer term trend. Comparing data from the last two censuses reveals the relative changes to different sized dwellings showing considerable differences. Development activity has been mainly focused on the extremities of the market, with mid-sized dwellings generally exhibiting the least change. The loss of midsized units in Wentworth is at least in part a result of uil redevelopment or extension of dwellings. n es o o upie in s o Small (1-3 rooms)

Source: Hanover Private Office 2011-2014

Westminster

Source: Land Registry, 2011 Census

Medium (4-7 rooms)

Large (8+ rooms)

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PERCENTAGE nCHANGE OCCUPIED STOCK es o o TO upie uil in BUILDING so

35%

Source: Hanover Private Office 2011-2014

Wentworth

Small (1-3 rooms)

30% 35%

Medium (4-7 rooms)

Large (8+ rooms)

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St George’s Hill

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South East

England

South East Census 2001 England& 2011 Source:

Source: Census 2001 & 2011

The current situation: In recent months we have seen asking prices get out of hand in London and the lull before the election caused houses and apartments, even in the best development to stick.

In north Surrey, however, values have risen as a result of continued low levels of supply and growing demand from the UK and around the world, with purchasers from the UAE, Russia & CIS and Asia acknowledging the value in space over location.

One site which sold in January for £5.45m resold for £7.5m just two months later, and quality sites on Wentworth are in particularly high demand, as buyers are forced to build their own houses over buying the finished product. At the time of writing, there are currently only two brand new houses on the market for sale on the main island of Wentworth, which will probably sell in the coming weeks. After that, buyers will be forced to wait for up to two years; all the underlining economics point to further price rises on Wentworth.

Value for Money: While the performance of these small pockets of highly desirable homes appears to be performing in a comparable way to PCL, your money goes considerably further in Wentworth.

Two properties on the market recently, one in the One Hyde Park development and the other on the Wentworth estate had similar asking prices, but offered very different accommodation. The only similarity between the two properties was the price. Despite the views and wonderful location that One Hyde Park offers, you get a lot more space for your money at Wentworth. With 10 times the amount of floor space, seven bedrooms compared to one, a short walk to the world renowned Wentworth golf course, an acre of outside space and your own swimming pool, gym and cinema, it’s easy to see why Wentworth properties like this have such an appeal for wealthy buyers.

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The best of both worlds: Wentworth lies between Windsor Great Park to the north and Chobham Common to the south, some of the most protected landscapes in the country. The fastest trains from nearby Virginia Water take around 50 minutes to central London, making it one of the most desirable locations for commuters. International appeal is heightened by the accessibility of airports; Heathrow’s T5 is just nine miles away by car, with Fairoaks (six miles), Northolt (21 miles) and Farnborough (16 miles) offering convenience for those using private aircraft. The area is well placed for travel across the UK, with the M3, M4 and M25 offering access to the wider motorway network.

Central London and all of its amenities and night life are there to be enjoyed – travel times can take as little as 40 minutes by car. As might be imagined for such an appealing location there is a plethora of leisure options available. Wentworth offers one of the most prestigious global golf clubs, being the venue for the flagship event of the PGA European Tour.

Three 18 hole courses are available, along with tennis and spa facilities. Wentworth has twice played host to the Ryder Cup. Those favouring equine activities are also well served, with both Royal Ascot (the most famous race meeting in the world) and Windsor offering racing events throughout the year. Windsor Park is also home to Guards Polo Club, the largest club in Europe and home to Audi’s International Polo day, a globally renowned event where the Coronation Cup is contested. For those who prefer more than one horsepower, the nearby Brooklands motor museum offers events throughout the year for owners and fans of various forms of automotive and aeronautical transport. Some of the most celebrated Michelin starred restaurants in England are within a 30 minute drive of the estate. The Waterside Inn, under the guidance of Alain Roux, has held three stars for longer than any other British restaurant. The Fat Duck, under Heston Blumenthal, also has three stars, and has held a position in the world’s 50 best restaurants for the last 11 years. The Latmyer at Pennyhill Park Hotel is another local venue of note. It has achieved two Michelin stars and five AA rosettes and lies just 15 minutes away by car. Cowarth Park, owned and operated by the Dorchester Collection is within two miles of Wentworth. The area is home to a number of globally recognised educational establishments. Most notable is Eton College, where no fewer than 19 of Britain’s Prime Ministers have been educated. More locally, ACS Egham International School is one of just three in the country to offer the International Baccalaureate Primary Years, Middle Years and Diploma Programmes for children from two to 18 years old. Q 215

HA N OV ER PR IVAT E OFFI C E : PI C K OF T H E M AR K E T # 1

Braydene

Heathfield Avenue, Ascot, Berkshire Braydene is a supreme family home constructed by Millgate Homes and upgraded to the very highest of standards.

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raydene has been constructed to the exacting standards of the award winning developer Millgate Homes in 2012, and has since been upgraded to encompass every conceivable luxury for family life. Carefully positioned on a private plot Braydene overlooks manicured gardens and backs onto mature woodland. Entered via the discrete and quiet Heathfield Avenue, Braydene sits behind black security gates. Driving down the drive, a second set of small electric gates open to welcome you to the front of the house. Walking across the grey granite stone steps, Braydene’s front door opens to an impressive double height entrance hall, wrapped with an American Walnut staircase.

The ground floor includes a large open plan family room with impressive fitted kitchen, which encompasses a Sub-Zero fridge freezer and other branded appliances, which surround the main island. B&B Italia shelving houses the family TV and double doors open to the impressive terrace – ideal for outside dining next to the garden. Off the kitchen there is a utility room and back door. The formal dining room and drawing room is located off the hall, both with double doors leading onto the terrace. The study commands views over the front drive and is suitably located in the quiet corner of the house. There is a guest WC and cloak cupboard discretely positioned off the entrance hall in addition.

Walking up the American walnut staircase to the master bedroom suite, double doors open to this impressive light space with two large southerly facing balconies. The suite itself hosting a large bathroom with double sinks and a modern egg shell bath with separate shower, a walk in wardrobe and a full wall of additional wardrobe space. There are 3 further bedroom suites on the first floor, all with ensuite bath / shower rooms and ample wardrobe space. The second floor is home to bedroom suites five and six, and a large playroom / home cinema, with overflow storage space in the eaves.

Outside there is a triple garage with staff annexe above, with open plan living room / bedroom, separate kitchen and a bathroom. The South West facing garden enjoys afternoon and evening sun is very private, partly surrounded by tall evergreen trees and partly backing onto mixed woodland.

The large terrace encompasses a hot tub, sun bathing area and ample space for outside dining off the kitchen. There is a hand crafted wooden pavilion at one end of the long manicured lawns.

Approximate total gross internal floor area: 824 sq.m. (8,871 sq.ft.)

Tenure: Freehold Guide price: £4.45m 216

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Windsor Court

Wick Lane, Englefield Green, Surrey A unique opportunity to refurbish an existing Manor House or create an amazing new mansion of up to 5,575 sq. m (60,000 sq. ft) in mature grounds backing on to and with direct access to Windsor Great Park

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indsor Court is approached from Wick Lane via a long driveway providing a grand wide approach.

The existing manor house was constructed in the early part of 20th century and fortunately sits on a large footprint and currently comprises approximately 3,437 sq. m (37,000 sq. ft). In addition the Dower House comprises approximately 930 sq. m (10,000 sq. ft) of former B2 office accommodation.

Also situated within the grounds are a guest lodge, residential stable block, a two bedroom entrance lodge and ample garaging with a staff flat above.

Windsor Court benefits from beautiful mature gardens laid to both the front and the rear of the main house with many large trees, established lawns, hedging and an ornamental lake. There is a hand crafted wooden pavilion at one end of the long manicured lawns.

Windsor Court provides a unique opportunity to create an ambassadorial mansion. Set in approximately 6.0 hectares (14.82 acres) Tenure: Freehold Price on Application 218

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Eagle Lodge

Wentworth, Surrey An award-winning Wentworth mansion, situated on Wellington Avenue.

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agle Lodge was awarded house of year by the Daily Mail in 2002. Today, it remains a fantastic family home but the gardens have got even better. With a patio which was made for al-fresco dining over the long summer months, to the surrounding herbaceous boarders which are filled with colour – this is an awesome garden. If ever there was the perfect lawn – here it is. Manicured to perfection and ready for any children to enjoy to the horror of the gardener. Inside you are greeted with a grand staircase hall and some great entertain spaces. A large open plan kitchen (Mark Wilkinson, of course) with breakfast and TV rooms off to the side. There are formal drawing and dining rooms with higher ceilings, and a study off the hall. Upstairs there are five bedroom suites and above the three bay garage there is a staff flat or home office.

Eagle Lodge has a large indoor swimming pool, gym and changing room. In all it comes to 10,344 sq ft GIA and extends over a plot of 0.88 acres. It’s walking distance from Wentworth golf course and the shops and train station in Virginia Water (trains to Waterloo); nine miles to London Heathrow and 23 miles from central London. You get an awful lot for your money at only £468 sq ft (£4.85m).

Approximate total gross internal area: 961 sq m / (10,344 sq ft) Set in approximately 0.88 acres (0.36 hectares) Tenure: Freehold Guide price: £4.85m

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Windlesham House Windlesham, Surrey

A 42,000 sq ft mansion beyond compare.

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riving up the tree lined, limestone drive to Windlesham House, you can’t fail but to be humbled by the grandeur of this 42,000 sq ft palace. Designed in the neo-classical style with Palladian columns and central pediment, the house dwarfs its guests. Walking through the hand carved Portland stone columns to the black double width front door, visitors will gain the sense of arrival as they are greeted by two doormen dressed in tails.

The entrance hallway is large enough for any wedding reception, but at a guess it could cater for over 200 (more space being available in the ballroom). The entrance hall is double height with an impressive hand crafted Murano glass chandelier, made in sections and imported from Italy. The floor is copied from England’s largest 222

private house Wentworth Woodhouse.

Ceiling heights surpass four meters in the reception rooms and 3.5 meters in the bedrooms, and have the finest plasterworks. The crowning feature of the first floor, has to be the expansive master bedroom suite with a Tom Ford style dressing room for him, and Chanel style dressing room for her. Back lit, mirrored walled provide space for 1,000 hand bags and shoes storage to die for. Everything Madam needs in terms of enough space wardrobe space has been provided for (with a special lift into 4,000 sq ft of overflow “out of season” wardrobe space). Add book matched marble in the bathrooms, a breakfasting and sitting area, and the bedroom itself - this has to be the best planned master suite for a Royal family or billionaire, we have seen to date.

Price on Application. Q 223

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Mansion of the Future Consero’s £30m project on on the Wentworth Estate

Surrey mansion builder Consero has another whopping residence underway in leafiest Surrey...

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urstbourne is a new 22,683 sq ft mansion situated in the prestigious Wentworth Estate by Consero London. Created in French limestone from Bordeaux and hand carved in Paris by artisans, this stunning 6 bedroom residence is set within 3 acres of mature secluded grounds overlooking the 17th Fairway of the West Course.

The classic interior design is completed with bespoke finishes and incorporates a spa style leisure complex, created to a Malaysian design with swimming pool, gym and sunken garden terrace. The mansion also boasts a cinema room, bar, wine room and underground garage which accommodates up to 8 cars.

The staff quarters provide a further three bedrooms , laundry room, professional catering kitchen and chauffeur room with separate access.

“Having seen every large mansion on Wentworth,” says Hanover Private Office’s Alex Newall, “Hurstbourne will rival the very best of them. The layout is as close to perfect as you could get it and Consero are building to the highest specifications possible. We fully endorse Hurstbourne as one of the best houses on the Wentworth Estate.”

The property will launch in Spring 2016 for circa £30m. Q conserolondon.com

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