5 bedroom house

About the property cont

The property has over 6.6 acres of land and is surrounded by Hertfordshire countryside with miles of walks and rides within easy reach. It combines this rural tranquillity with easy access, within 45 minutes’, to London for commuters. For the traveller abroad or the keen plane spotter, Luton airport is within 15 minutes’ drive.

History and Heritage

The farmhouse dates back to the 16th century with wings added in the 17th century and is timber framed with roughcast and red brick and steep red tiled roofs. The property was given Grade II listed status in February 1988 and retains many period features including exposed beams and timbers, flagstone floors, inglenook fireplaces, and a 17th century bread oven in the sun room.

The vendors have undertaken a programme of improvements including removing, refurbishing and replacing the roof, converting some former cow barns into separate apartments, and installing phase 3 electricity to the apartments and outbuildings. All the fences have been replaced with post and rail with Clippex fencing, as well as electric fencing which is connected to the mains, to secure the animals. The Clippex fencing is guaranteed for a further 25 years.

Ground Floor

There are two entrance doors at the front with the main door leading into a small hall with access to the family room and the other door leading into a hall with a cloakroom and access to the utility room which leads to the boot/dog room. The inner hall has built-in storage cupboards and the original brick floor.

Principal Reception Rooms

The sitting room and family room both have dual aspect windows to the front and rear, inglenook fireplaces with log burning stoves, and exposed ceiling beams. The family room has stairs down to the cellar which is currently used for storage. The dining room has a high vaulted ceiling, exposed wall and ceiling beams and a window overlooking a west facing patio and the orchard.

Other Reception Room

The sun room has a fireplace with an original bread oven and built-in storage spanning one wall. The room faces south and has plenty of natural light from dual aspect windows and two sets of glazed doors to the rear patio. The room is currently used as a home office and the property has a high speed business wi-fi connection, the routers for which are available by separate negotiation.

Kitchen

The kitchen has exposed ceiling beams, a walk-in pantry and a range of painted wall and base units, including display shelving, with complementary work surfaces incorporating a ceramic one and a half bowl sink and drainer. There is space and plumbing for a dishwasher. A recess, with bespoke tiling showing the farm, houses a range cooker. The vendors have a new Aga on order and this is available subject to separate negotiation.

Utility Room

The adjoining utility room has a range of storage units, and space and plumbing for a washing machine and a tumble dryer. There is also space and plumbing for an American style fridge/freezer with ice maker which is available subject to separate negotiation. French doors lead to a patio in the garden and a glazed door leads to the boot/dog room which has space for shoes and coats and for pet beds.

Bedrooms and Bathrooms

The first floor landing has windows overlooking the rear garden and an airing cupboard. Master bedroom has a part vaulted ceiling with exposed beams, a fireplace and built-in wardrobes. The en suite includes a bath and a separate shower cubicle. Bedroom two is dual aspect and has a vaulted ceiling, exposed beams and a feature fireplace. Bedroom three is split level and has a built-in wardrobe. There are two further double bedrooms, a shower room and a bathroom. The master bedroom and the main bathroom have access to the extensive roof area for storage.

Bed and Breakfast Business

The vendors converted some cow barns into separate apartments which they have rented out on a B&B basis. The largest apartment has a sitting/dining room, a separate bedroom and a shower room. The other two apartments are studios which have an open plan sitting/dining/bedroom. One has a bathroom and the other has a shower room. All three units have kitchen areas equipped with a full size fridge and a microwave and each apartment has doors to a private terrace overlooking the duck pond and paddocks beyond.

B&B continued

The B&B has been successful with steady levels of business and positive feedback. In the last full year of trading the three units generated an income of approximately £45,000. Purchasers could continue to run the business if desired and there is scope to increase the number of units available. A fourth area in the cow barns is currently used as a kitchen/store but could be converted into another studio and there is scope to convert other outbuildings if desired in particular rooms to the side and over the garage: the store at the side already has a WC and basin installed to facilitate conversion.

Alternatively, the units could also be used as accommodation for guests or for staff and extended family.

Equestrian Facilities

The property has a stable yard with six stables, a large tack room/feed store, a hay store and additional barns for storage, all of which have electricity and an alarm system. An open fronted barn provides parking for a horse box and has an electric hook up for charging.

An all weather track leads to the manège which was installed 3 years ago and has full drainage and a surface similar to a Martin Collins HOYS surface. It measures 40m by 20 m. and has three separate exits for vehicles. The property has several paddocks all of which have water troughs

The stable yard has independent access to the lane, with a mounting block just outside the gates, and easy access to a network of bridleways in the surrounding area. The property is also within easy reach of major competition centres including Keysoe, Bury Farm in Slapton and Brook Farm

Gardens and Grounds

The property has over 6.6 acres of gardens and grounds which include a formal garden with paved terraces for outdoor dining and entertaining, extensive lawns, an orchard, and a duck pond which has recently been refurbished with an overflow and drainage, and new planting on the banks.

There are also extensive paddocks surrounding the property which are currently used for a wide variety of animals in the vendors’ zoo. As well as horses there are camels, alpacas, emus, pigs, meerkats, and goats, and birds including geese, ducks, chickens and peacocks. The zoo is an added attraction for B&B customers as well as for local schools. The vendors are willing to sell some of the animals, and associated shelters and equipment, if purchasers would like to the continue the farm as it is. Staff are willing to stay in situation so that purchasers can learn about caring for the animals.

Outbuildings

The property has over 3,670 sq. ft. of outbuildings. The double garage, adjacent to the farmhouse, has a store room to the side and above, and there is a bike store near the B&B apartments. In the stable yard there are stables, a tack room/feedstore, and a range of store barns. There is also a large 55 ft. by 18ft. barn which was formerly used as a party barn but is currently used as a gym/workshop/store. The free standing storage racking in the barns is available subject to separate negotiation. Subject to obtaining the necessary planning permissions these barns offer scope for conversion into additional accommodation if required.

Location

The property is in a rural location surrounded by open countryside but is within walking distance of amenities in Breachwood Green which include a post office, a village
hall, a public house/restaurant, and a primary school. The property is situated mid way between the m1 and A1 and for a wider range of amenities, the property is only 15 minutes’
drive from amenities in Harpenden and less than 20 minutes’ drive from the market town of Hitchin which has a range of shops, regular markets, and independent cafes, restaurants and boutiques in the town centre. Leisure facilities include a swimming pool and the Queen Mother Theatre.

The property is in catchment for schools in Harpenden and Hitchin. Roundwood Park School in Harpenden and Hitchin’s boys’ and girls’ schools are all rated outstanding by Ofsted.

Commuting

Hitchin railway station is on the Great Northern Line and journeys to London and Cambridge both take around 30 minutes. Luton station is less than 5 miles away and Thameslink trains from Luton have direct routes to stations including Kings Cross, St Pancras, Blackfriars, London Bridge and onto Gatwick and Brighton. For foreign travel the property is also less than 5 miles from Luton airport.