Land (commercial) for sale


On instructions of benjamin tobin and paul joseph of strettons, as receivers

Kings Beeches comprises a vacant site that extends to circa 45 acres of land, located between Ascot and Sunningdale in Berkshire.

We understand that there was originally a large Arts and Crafts mansion house on the site with outbuildings including a coach house and lodge. The estate was formerly in the ownership of the King of Thailand who occupied the property as his UK base until approximately the mid-1970s. The estate subsequently fell into disrepair and was demolished circa 20 - 25 years ago.

Subsequently, planning was sought and granted for a substantial replacement country house. A summary is set out below.

Kings Beeches has an extant implemented planning consent to create a new build mansion with extensive ancillary accommodation. The land is gently sloping and benefits from good views from the upper plateau where the consented house would be located.

Kings Beeches lies within the Green Belt and The Thames Basin Heaths Special Protection Area (the spa). Furthermore, it is designated as a Local Wildlife Site (lws). The site has been the subject of a number of applications over the last thirty years; however, the most significant of these are as follows:

94/01295/out Demolition of existing and erection of a detached residence with majlis and associated service buildings, servants apartments, stables and horse training area plus new gates and guard houses at Bagshot Road and Devenish Road entrances.
Permitted, 07.02.1995.

95/01415/rem Demolition of existing & erection of detached residence with majlis & associated service buildings, servants apartments, stables/horse training area, new gates & guard houses at Bagshot Road and Devenish Road entrances.
Permitted, 09.01.1996.

15/02964/cpd Certificate of lawfulness to determine whether the works undertaken amount to commencement of permission 94/01295/out for the erection of the new dwelling and other buildings as approved under 95/01415/rem can continue following the demolition of the original dwelling.
Issued 09.02.2016.

The planning documents are available on the Royal Borough of Windsor & Maidenhead public portal. Click here to view the documents online.

The breakdown of the consented buildings (internal areas) is as follows:

  • Villa 3,352 sq m / 36,080.63 sq ft
  • Majlis 989 sq m / 10,645.5 sq ft
  • Guard House 400 sq m / 4,305.56 sq ft
  • Servant Quarters 300 sq m / 3,229.17 sq ft
  • Stables 320 sq m / 3,444.45 sq ft
  • Main Kitchen 256 sq m / 2,755.56 sq ft
  • Toilet at Tennis Court 64 sq m / 688.89 sq ft
  • Total - 5,582 sq m / 60,084 sq ft

Prospective purchasers must satisfy themselves on planning matters directly with the Royal Borough of Windsor and Maidenhead.
Invasive plant species

It should be noted that there are a number of invasive plant species present at the site including extensive areas of Japanese Knotweed and bamboo.

On the website it states the following:

You must prevent Japanese knotweed on your land from spreading into the wild.

Soil or plant material contaminated with non-native and invasive plants like Japanese knotweed can cause ecological damage and may be classified as controlled waste.

You do not have to remove Japanese knotweed from your land, but you could be prosecuted or given a community protection notice for causing a nuisance if you allow it to spread onto anyone elses property.

Japanese Knotweed is classed as controlled waste under Part II of the Environmental Protection Act and therefore requires disposal at licensed landfill sites.
Local information

  • Kings Beeches is located in between Sunningdale and Ascot in one of the UKs most exclusive areas and one which attracts high-net-worth buyers from all over the globe. The locality is rural and leafy yet perfectly positioned for easy access to London and the motorway network. The surrounding towns and villages are well known for their boutiques, excellent local shopping, brasseries, cafes and traditional country public houses.

  • The area also boasts some of the finest restaurants with Coworth Park in Ascot, The Wentworth Club, Pennyhill Park at Bagshot as well as the Michelin-starred The Waterside Inn and The Fat Duck restaurants in Bray. There are few places as well located to enjoy some of the countrys best-known social events; highlights of the local calendar include Royal Ascot, the annual pga Championship at Wentworth Golf Club and the Cartier International Polo at Smiths Lawn.

  • A wealth of exceptional leisure amenities lie close at hand: Wentworth, Sunningdale, Swinley Forest, Windlesham and The Berkshire golf clubs; polo at Coworth Park, the Royal County of Berkshire Polo Club and Guards Polo Club; horse racing at Ascot and Windsor; boating on the River Thames at Windsor and Henley. The picturesque Virginia Water Lake and The Savill Garden are both within easy reach, with horse riding at Chobham and Horsell Commons and in Windsor Great Park.

  • Schooling is excellent with a wide choice of renowned schools including Eton College, Wellington College, Lambrook, Papplewick, St Georges Windsor Castle and St Marys Ascot. International options include tasis and The acs Egham International School.

  • Travel services and connections are superb. By road, Central London is about 27 miles away and is easily reached via the M3 and the M4. Heathrow Airport (T5) is about 10.5 miles away, while private jet facilities are available at Farnborough Airport about 13 miles away. Rail services from Sunningdale station into London Waterloo are from 51 minutes.

Nearest Stations:

1.01 miles
1.14 miles
2.58 miles
2.73 miles
3.07 miles
Martins Heron

Mortgage Calculator

Your property may be repossessed if you do not keep up repayments on your mortgage.

Monthly Payment: £ 8,216.87

Monthly Payment: £ 8,216.87

Monthly Payment: £ 8,216.87

Amortization For Monthly Payment: £8,216.87 over 30 years ( Based on 3.20% Interest )

Return on Investment


Using your investment as a 25.00% deposit and £ 5,833 in costs for purchasing and getting ready to let.

Mortgage Required

£ 19603950

Mortgage Loan to Value


Gross Yield


Annual ROI


Annual Rental Profit


Cumulative Rental Profit


Cost of Purchase

  • Stamp Duty

    Stamp Duty is a tax paid on completion via your solicitor, the calculation includes the 3% surcharge for second homes.

  • Refurbishment Budget
    £ 550000
  • Survey Costs
    £ 400
  • Mortgage Fees
    £ 1,000

    Your home may be repossessed if you do not keep up repayments on your mortgage.

  • Legal Fees
    £ 1,300

Adjust these figures


The refurbishment budget is set to 2.50% of the purchase price, but this will vary dependent on the suitability of the property for the rental market. Select a value that you feel is appropriate to the condition of the property.


This will vary between lenders, type of report and whether or not you are buying with a mortgage, for advice on which type of survey would be appropriate speak with an advisor from Preston Baker Financial Services.


Lenders will often charge a fees for the arrangement of a mortgage, for advice on what lenders may charge, speak with an advisor from Preston Baker Financial Services. Your home may be repossessed if you do not keep up repayments on your mortgage.


This is the sum of mortgage admin, land registry, search, bank transfer and any other fees incurred.

Purchase costs include assumed mortgage and survey costs which are estimated. For a quote contact a Preston Baker Financial Services mortgage advisor who can provide you with current and accurate information. The stamp duty calculation has applid the 3% stamp duty surcharge on the basis that this will be a second property.

Annual Costs

£ 3103950
  • Mortgage Interest

    The mortgage is assumed to be interest only. Your home may be repossessed if you do not keep up repayments on your mortgage.

  • Letting and Management Costs (Inc VAT)
  • Letting Fee
  • Maintenance
  • Insurance
    £ 500
  • Ground Rent
    £ 0
  • Service Charge
    £ 0

Adjust these figures


This is the percentage of the rent that you will spend maintaining the property.


Ground Rent only applies to leasehold properties. This is an assumed ground rent, the confirmed figure can be found in the Property Information Questionnaire.


Service charge only applies to leasehold properties. The correct figure can found in the Property Information Questionnaire answered by the seller.


This is a standard, indicative figure only. Properties that have a service charge often have this included withing that charge. Please consult the Property Information Questionnaire for more information.

Total Profit

  • Final Equity Profit

    Final Equity Profit = Final Property Value - Mortgage Required - Investment

  • Cumulative Rental Profit

    Cumulative Rental Profit = Annual rental profit x Time of Investment

Adjust these figures


This is the assumed rate of house price inflation.

Final Property Value


This is the property value at the end of the investment based on an assumed rate of % house price inflation.


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