Ickleton Road | Wantage | Oxfordshire | OX12 9JA
Ham Lodge
HAM LODGE
With versatile and flexible accommodation, 1900 ft2, grade II period detached Georgian former Lodge set in 0.9 acres of beautifully presented, and tended gardens: featuring a natural spring fed pond, and a clear chalk bed stream flowing through garden. This is a special property for those who appreciate character, and beautiful gardens. Garaging and workshop. All with the close convenience of the towns nearby amenities.
FEATURES
Accommodation summary
This property would suit those who appreciate having both space inside and out, whether families, or downsizing but aren’t prepared to compromise on individual style and character and appreciate nature, having a passion for beautiful gardens, and outdoors. With the great benefit of both ground and first floor bedroom and bathroom accommodation. This property truly has it all.
Ground floor
The home has a light and spacious reception hall with natural timbered floors which step down into a welcoming living room overlooking the beautiful south facing gardens and large pond. This room provides a relaxing seating area with an open staircase to.
First floor Octagonal eastern side of property.
The first floor Bedroom 2 / Office, Art studio, or hobbies room. Octagonal in shape, Velux roof light window, and louvered doors to cupboard with spacious storage.
Ground floor
Directly from the entrance hall there are two ground floor double bedrooms both with built in wardrobes. A spacious modern recently fitted shower room. This serves as a fantastic luxury shower room for the two bedrooms.
To the eastern side of the property there is a utility room, with sink and mixer taps, a lift-up seated storage seating unit and plumbing under work surface for washing machine. A coats cupboard. An external door to side gives access to garden, garages, and workshop. The kitchen is found within the heart of the ground floor accommodation, with base and wall cabinetry hand painted in Farrow and Ball paint and marble work surfaces integrated four burner gas hob, and Neff integrated cooker, with extractor above. Stainless steel sink with mixer tap, space for upright fridge freezer, radiator and cupboard housing mains gas central heating combi boiler, installed by Intergas in Jan 2021. And recess with Everhot cooker. Double aspect windows overlooking terrace and pond.
Steps lead up to the dining room with double aspect windows, affording views of the beautiful well landscaped and tended gardens, an oak lintel over a log burner provides a focal point fireplace to one end of the dining room with seating, leaving still ample space for a large dining table. Continuing through towards the western end of the property, with steps up to the entrance hall, with original brick flooring, external original door, and storage cupboard with braced and latched door housing the electricity consumer unit and offering good sized storage.
This original part of the property also benefits from a further cosy ground floor living room with timbered ceilings, and feature brick fireplace with timber mantle, having another multi fuel log burning stove, radiator, this room is also double aspect looking both west & south.
SELLER INSIGHT
The amazing garden size, the chalk stream and the splendid large pond coupled with such a picturesque unique dwelling house all sold this property to me.
Yes, it was overgrown outside and tired inside but what a property!!!!
In the last 7 yrs. I have considered myself privileged to live here.
I have worked tirelessly to create, I hope, a beautiful home and garden with the bonus of so, so much wildlife literally right on my doorstep. Adding plantings for riots of colour to the garden and William Morris wallpapers to the rooms bringing it all together as a ‘celebration of nature’ inside and out.
My small grandchildren have spent hours in the clear waters of the brook; a truly wonderful setting right out of ‘The Wind in the Willows’, an iconic children’s book, whose author Kenneth Grahame based it on the River Thames not far from here.
Whenever I go away, every time, on returning to my drive gates I smile and think what a lovely place.
New to the area I had no idea what a truly stunning location it was, I have enjoyed exploring so much.*
* These comments are the personal views of the current owners and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent.
First floor Octagonal western side of property.
Principal bedroom suite
A door leads from the living room to enclosed staircase, which gives access to the principal bedroom suite. Having a unique octagonal shape, and impressive vaulted timbered ceilings, with built in wardrobes, and dual aspect windows. Again, with views towards the gardens.
Ensuite Principal bedroom
With half panelled walls, radiator, freestanding slipper bath with freestanding mixer shower taps to one end, and separate tiled shower cubicle. Wall hanging wash basin, and WC, and cupboard to side of shower, with shelving.
OUTSIDE
Two single garages, and workshop/store.
A detached building to the eastern side of the Lodge, comprises of two single garages with a store/workshop in the middle with double doors. light and power. Also, a large wood shed.
The Gardens & Grounds
Step into the enchanting gardens of Ham Lodge, tranquillity and nature blend seamlessly. Spanning approximately 0.9 acres, the grounds have been thoughtfully landscaped to create a stunning and private retreat.
A large south-facing terrace directly outside the property provides the perfect spot for outdoor dining and relaxing in the sun. From here, enjoy picturesque views across the pond, complete with water lilies, flag irises, and marginal planting. A charming, decked pontoon extends over the water, giving you the magical feeling of being right on the pond as you watch the fish. It’s a haven for local wildlife—expect regular visits from moorhens, ducks, heron, egret, dragonflies and kingfishers. Even a rare water vole has been seen.
The garden is beautifully planted to create colour everywhere with mature shrubs and specimen trees, expansive well-tended lawns all enclosed by established beech hedging offering complete privacy. A greenhouse and planting beds offer the opportunity to cultivate your own fruit, vegetables, and flowers.
A real highlight is the chalk stream that flows through the garden lower down. Naturally filtered and crystal clear, it supports a rich ecosystem with healthy brown trout stocks with otters being now seen on the brook. Two footbridges connect the main garden to a peaceful ‘island’ area—a perfect spot for a quiet read, morning coffee, or simply watching the wildlife.
The current owner has made significant improvements, including the installation of high-level acoustic fencing along the Ickleton Road boundary, along with new planting for additional screening. A new modern rerouted drainage system, new high spec double glazed windows, new upgraded radiators with new gas boiler and refurbished/redecorated throughout
A pair of gates closes off the gravelled driveway, which is accessed via a driveway in from the highway which is shared with neighbouring Ham Mill and Ham Manor.
THE LOCATION
Tucked away with no near neighbours Ham Lodge enjoys a rare blend of seclusion and convenience. Just a short stroll along Lock’s Lane brings you into the heart of Wantage, a historic market town full of charm and community spirit.
Here, you’ll find a variety of independent shops, cosy cafés, traditional pubs, and well-known supermarkets such as Waitrose and Sainsbury’s. The town hosts two weekly markets around the statue of King Alfred, one of Wantage most famous former residents. Literary fans will also appreciate the connection to Sir John Betjeman, former poet laureate, celebrated each year with a popular literary festival.
Wantage is ideal for families and active lifestyles, with excellent amenities including a modern leisure centre (complete with swimming pool, gym, squash and sports hall), while Manor Park has a children’s play area, and band stand, flood light tennis courts and bowls club.
There’s also a new doctor’s surgery and multiple dental practices nearby.
Education is well catered for with several primary schools and the highly regarded King Alfred’s Academy, and independent and private schools Abingdon Boys, St Helens & St Catherine’s, Cokethorpe, and St Hugh’s Faringdon.
The surrounding countryside and downland villages offer further delights. Enjoy a visit to The Greyhound—an award-winning pub in Letcombe Regis, or Childrey for a coffee or lunch in your above average village shop with interesting gifts and provisions. Also, in the village is Cantorist Farm Cafe a charming, thatched barn beside the village Church, and, of course, the ancient White Chalk horse carved into the nearby Uffington Hills.
For those needing to commute, Didcot Parkway station offers fast rail services to London Paddington in around 40 minutes, while the nearby A34 and M4 provide excellent road links to Oxford, Newbury, and Reading. Buses serve all local Towns departing from the marketplace outside the Bear hotel. Heathrow is via M4, and 1 hour 15 minutes by car (59.5miles).
INFORMATION
Services, Utilities & Property Information
Tenure: Freehold
EPC: not required. Grade II listed
Property construction: Brick and tiled roof
Electricity supply: Mains
Water supply: Mains
Drainage & Sewerage: Mains
Heating: Town Gas central heating
Broadband: Fibre broadband connection available. Superfast Broadband Speed is available in the area, with predicted highest available download speed 80 Mbps and highest available upload speed 20 Mbps - we advise you to check with your provider.
Mobile signal/coverage: 5G mobile signal is available in the area - we advise you to check with your provider.
Parking: Off road parking for 4 plus
Additional Features: Log burning stoves,
Special Note: For any other information not featured please ask the agent before appointing a viewing. guy.simmons@fineandcountry.com
Directions - https://what3words.com/ ///sometimes.ends.good Postcode for Sat Nav.OX12 9JA
Local Authority: VOWHDC Council Tax Band: G
Viewing Arrangements
Strictly via the vendors sole agents Fine & Country on Tel Number + 44(0) 7789275716
Website
For more information visit: www.fineandcountry.co.uk
Opening Hours:
Monday to Friday 9.00 am–5.30 pm Saturday 9.00 am–4.30 pm
Sunday By appointment only
Agents notes: All measurements are approximate and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. Whilst we carry out our due diligence on a property before it is launched to the market and we endeavour to provide accurate information, buyers are advised to conduct their own due diligence. Our information is presented to the best of our knowledge and should not solely be relied upon when making purchasing decisions. The responsibility for verifying aspects such as flood risk, easements, covenants and other property related details rests with the buyer. For a free valuation, contact the numbers listed on the brochure. Printed 25.06.2025
FINE & COUNTRY
Fine & Country is a global network of estate agencies specialising in the marketing, sale and rental of luxury residential property. With offices in over 300 locations, spanning Europe, Australia, Africa and Asia, we combine widespread exposure of the international marketplace with the local expertise and knowledge of carefully selected independent property professionals.
Fine & Country appreciates the most exclusive properties require a more compelling, sophisticated and intelligent presentation –leading to a common, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property.
This unique approach to luxury homes marketing delivers high quality, intelligent and creative concepts for property promotion combined with the latest technology and marketing techniques.
We understand moving home is one of the most important decisions you make; your home is both a financial and emotional investment. With Fine & Country you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible.
GUY SIMMONS
ASSOCIATE PARTNER
Fine & Country 07789 275716
guy.simmons@fineandcountry.com
Guy is a well-established agent in Oxfordshire, having started his career working for a corporate estate agency, he moved onto working for a leading independent agency before becoming a co-owner/Director. Guy has a passion for property and people. A great combination in providing a personal and bespoke service. His experience affords him a reputation for listening to his clients needs and tailoring services to deliver the results they desire from their property journey. A champion of open communication and supportive guidance, Guy’s clients have been loyal to him throughout his career. His drive in joining Fine and Country is to be able to offer the very best local, national and international marketing opportunities to his clients, using the latest digital technologies, whilst applying his personal knowledge and interest in the local communities. Guy lives in South Oxfordshire with his wife Diane, his two sons and two dogs. With a passion for house renovation, the family are no strangers to moving home. A great advocate for the many aspects that Oxfordshire life affords to those moving to the area, he does enjoy travelling but always returns home to this gem of a county.
The production of these particulars has generated a £10 donation to the Fine & Country Foundation, charity no. 1160989, striving to relieve homelessness.
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