WELCOME HOME

Welcome to Sexton’s Cottage—a home that doesn’t just offer a place to live, but a sense of belonging to a landscape rich with stories. Tucked away at the end of a peaceful, no-through lane in the historic heart of Speen, this is a property that instantly wraps you in a sense of tranquility and heritage.

Originally built in 1864 as a Victorian infant school, Sexton’s Cottage has been a cherished family sanctuary for the last 47 years. It stands adjacent to the hallowed flint walls of the parish church of Saint Mary the Virgin Although the church’s visible fabric is largely Victorian its origins are late Saxon, being listed in the Doomsday Book in 1086, and is the site of oldest church in Berkshire. It also stands within the area fought over during the Second Battle of Newbury in 1644. This stunning home is a masterclass in atmospheric living. Here, history isn't found in a book; it is felt in the thick flint-and-brick walls, the vaulted ceilings, and walks from the doorstep across Speen Moors.

For those seeking a retreat that marries architectural drama with the warmth of a long-loved home, Sexton’s Cottage is a rare find—a place where the past and present live in perfect, poetic harmony.

You might be forgiven for thinking that this cottage nestles in a countryside location – and that is certainly the feeling in Church Lane. However the market town of Newbury is an easy 20 minute walk away, and only a 15 minute walk to Waitrose.

A LIVING LEGACY

The story of Sexton’s Cottage is one of careful stewardship. When the current owners arrived in 1979, they inherited a building full of character but in need of "tender loving care." Over the decades they have meticulously modernised, and extended the cottage, with double glazing throughout including within the original stone mullions, ensuring every new addition honours its ecclesiastical roots and Victorian charm. It is very well maintained, but now offers new owners an opportunity to put their own stamp on it over time.

The location is nothing short of idyllic. Positioned on the Lambourn Valley Way, the cottage serves as a gateway to the wild beauty of the Speen Moors and the Kennet & Avon Canal. It is a home for the morning wanderer, the weekend explorer, and the historian alike, offering a lifestyle where nature and heritage are your closest neighbours.

ARCHITECTURAL DRAMA: THE SCHOOL ROOM

At the heart of the home lies the magnificent School Room. A space of true scale and light, it serves as a stunning reminder of the building’s origins. The vaulted ceiling draws the eye upward, creating an airy, cathedral-like atmosphere that remains remarkably intimate.

The large chancel-style window to the west acts as a living canvas, framing the changing seasons. In the spring, you can watch nature come to life; in the winter, it transforms into a grand living space, where a tall Christmas tree reaches toward the rafters and the crackle of the open fire in the stunning fireplace provides a rhythmic soundtrack to cosy evenings. This room really is a grand yet relaxing space.

Dual full height French windows lead directly to the south-west facing patio, allowing the house to breathe in the summer months and making the transition from indoor elegance to al fresco relaxation entirely seamless.

For the professional, there is a dedicated study off this room, which provides a quiet enclave for focus.

A charming galleried landing overlooks the school room, lined with bookshelves—the perfect spot for a contemplative afternoon of reading.

THE ART OF THE SLOW MORNING

While the School Room provides the drama, the kitchen and dining spaces provide the soul. The immaculate kitchen, finished with timeless granite worktops and premium Miele, Neff and Bosch appliances, is designed for the rhythms of modern life. It is the heart of the home that handles the chaos of a busy family breakfast as easily as the precision of a curated dinner party.

Adjacent to the kitchen, the dining room offers a more formal but equally cosy setting, warmed by its own wood-burning stove. It is the natural gathering point for the family—a place for long, candlelit suppers and meaningful conversation.

The separate den provides a versatile space that can evolve with your family’s needs—be it another work from home space, a playroom, teenage retreat, a hobby room, or a music studio.

A SANCTUARY FOR REST

Upstairs, the accommodation is thoughtfully arranged to offer both connection and privacy. The principal suite is a haven of tranquility, featuring extensive built-in wardrobes and an en-suite shower room where electric underfloor heating adds a touch of morning luxury.

In a clever architectural layout, a second staircase leads to a private guest wing. This bedroom, complete with its own en-suite bathroom, offers visitors a secluded retreat, making them feel truly at home while preserving the privacy of the main family quarters. Two further bedrooms, one with fitted wardrobes, and a well appointed family bathroom ensure there is space for everyone to unwind.

THE GARDEN & GROUNDS

Set within approximately a third of an acre, the gardens at Sexton’s Cottage are a verdant sanctuary. Wrapped in the peace of the adjoining churchyard and overlooking the undulating wooded countryside, the outdoor space feels like a private kingdom.

The south-west facing lawns are a sun-trap for afternoon lounging, while the mature bordering hedges and trees—nurtured over four decades—offer splashes of colour in Spring and Summer. Whether you are hosting a summer garden party on the patio or simply enjoying a quiet glass of wine as the sun sets over the Glebe, the garden is open, yet private and provides a profound sense of connection to the Berkshire landscape.

VILLAGE LIFE & BEYOND

Life in Speen offers the perfect "town and country" balance. You are moments from the vibrant heart of Newbury, yet tucked away in one of the prettiest villages in the area, that feels worlds apart.

Culture: A short drive or longer walk takes you to the renowned Watermill Theatre in Bagnor, while Newbury’s Corn Exchange Theatre and Vue Cinema offer a wealth of entertainment.

Dining: You are spoiled for choice with world-class dining nearby, including the Michelin listed Woodspeen, The Goat on the Roof and the elegant Vineyard (currently closed for an extensive refurbishment). There are also many high street and independent restaurants, coffee shops and pubs in the town centre.

Shopping: From Waitrose to M&S, Camp Hopson department store and independent boutiques, Parkway Shopping Street, as well as several markets, Newbury is vibrant and thriving.

Connectivity: Newbury station is just 2 miles away, offering secure parking and a fast service to London Paddington in around 40-50 minutes. The A34 leading to the M4 and M3 is easily accessible, ensuring London, the South and beyond are within easy reach.

Education: The area is famed for its exceptional schooling, with good State schools and prestigious independent options like St Gabriels, Cheam and Downe House.

THE FINER DETAILS

Overview

History: Former Infant School (c. 1864) on the site of the Second Battle of Newbury.

Bedrooms: 4 spacious bedrooms, including a private guest wing with en-suite.

Living Space: Vaulted School Room, with open fire, dining room with wood-burner, study, den, and kitchen/breakfast room.

Practicality: Expansive utility and boot room — perfect for muddy boots and paws after countryside walks. With direct access from a rear sunken courtyard flanked by covered alleyways which are ideal for wood and coal storage as well as making a discreet home for the recycling bins and boxes.

Outside

Gardens: Approx. 1/3 acre of wrap-around gardens with south-west facing views.

Parking: Single garage with electric powered roller door and driveway parking.

Technology: Ultra-fast Full Fibre broadband (300+ Mbps) direct to the property.

Services

Mains electricity and water. Oil-fired central heating.

Private drainage (Septic Tank due for replacement).

EPC: D | Council Tax: Band F.

EPC Rating: D