6 bedroom house

Located part way up Sandhurst Hill, at the end of a very quiet country lane, Brawn Farm is a prominent detached family home enjoying immediate gardens and a paddock that extends to 7.5 acres. Directly adjoining, beyond the ha-ha, there are two large grass fields (25 acres and 35 acres) which are available subject to the sale of the main house.

Wonderfully tranquil in its setting and enjoying a predominantly east/west aspect, the house is surrounded by established mature gardens and is approached via a sweeping gated driveway that stretches from the ha-ha, past the pond and up to the house.

The house itself is Grade II listed and dates to around the 17th Century. It has evolved from what was originally a hall house to its current form, now approximately 4,991 square feet of living accommodation set over two main floors with a large easily accessible attic space above.

The house is presented in very good order throughout with comfortable proportions and character features that include attractive fireplaces (including a large inglenook in the sitting room) and exposed wooden beams.

Fitted with a bespoke kitchen, Aga and centring on a large island, the kitchen is a substantial space with a vaulted ceiling and a dual aspect onto the gardens. In addition to a study, there are as many as 5 flexible reception rooms as well as a useful ground floor bedroom suite and utility areas.

On the first floor there are five double bedrooms (plus a large dressing room and shower to the master) and three bathrooms whilst on the second floor, there are two large attic rooms that are currently unconverted but with obvious opportunities.

Outside, there is plenty of parking to the front of the house with extensive lawns then wrapping around the house. Mature boundary hedges and trees make the plot as wonderfully private as it is peaceful.

Backing onto the six acre paddock, a timber built set of stables comprises two loose boxes and a tack room/feed store. In addition there is also a recently built very smart oak framed 3 vehicle carport.

Important notes:
1. There are no public rights of way across the property or land.
2. The house is Grade II listed, the year of listing being 1985.
3. No onward chain.
4 The land is not for sale separately but is optional to the purchaser of the house.

Services: Mains water and electricity. Private waste, oil fired central heating. Fibre broadband.

Joint Sole Agents: Boyle and Grimes Land Agents .

Entitlements: Entitlements to Basic Payment Scheme may be available to the purchaser for an additional sum.

Tenure: Lot 1 is being sold with vacant possession. Lots 2 & 3 are subject to an FBT which terminates 28/09/22. Full details are available upon request. We understand that the farming tenant is likely to be keen to be able to continue to farm the land if a purchaser did not wish to do so them self.

Plans Areas and Schedules: These are based on the Ordnance Survey and are for reference only. They have been checked and computed by the vendors' agents and the purchaser shall be deemed to have satisfied himself as to the description of the property. Any error or mis-statement will not annul the sale nor entitle either party to compensation in the respect thereof.

Boundaries: Any purchaser shall be deemed to have full knowledge of all boundaries and neither the vendor nor the vendors' agents will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the particulars or plans, or the interpretation of them, the question should be referred to the vendors' agents whose decision acting as experts shall be final.

Sporting, Mineral and Timber Rights: All rights for the property are in hand.

Wayleaves, Easements and Rights of Way: The property is offered as appropriate with rights of way either public or private, wayleaves, easements and other rights of way whether these are specifically referred to or not.

Marketed by: Knight Frank, Cheltenham