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East Stoke, Stoke-Sub-Hamdon

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Added on 24/06/2021
Symonds & Sampson, Ilminster

Key features

  • Link-detached split-level barn conversion
  • Versatile accommodation with scope for
  • single-level living
  • Generously proportioned
  • Spacious kitchen / dining room
  • Separate utility room with pantry and WC
  • Dual aspect sitting room opening onto garden
  • Four bedrooms (master en suite)
  • Family bathroom
  • Over 1.25 acres to the rear with

Property description

Tenure: Freehold

A highly individual split-level barn conversion offering great potential and versatility. With over 1.25 acres of south facing garden to the rear it enjoys a beautiful outlook towards the parish church and Ham Hill Country Park.

The Property
Having been in the same ownership since the property was converted several decades ago, The Granary was originally part of Church Farm. Although the property is over two levels with steps down into the rooms on the front aspect, the accommodation is such that it could suit those looking for a substantial property where they could live on one level in the future and the majority of the living accommodation lies across the rear of the property with a southerly facing aspect.

The property owns the courtyard to the front over which the two neighbouring period properties have a right of way to their properties. The Granary has a very useful wide vehicular access through the open- faced barn / archway area to its land at the rear. In addition to this, The Granary owns a separate vehicular access track leading past the rear of the neighbouring barn conversion which provides a further access via a 5-bar gate to the rear garden. There is ample scope for extension or perhaps some further development in the future subject to planning permission. In the centre of the plot is a substantial garage / barn which could lend itself to conversion to an annexe for example.

The property itself is now ready for a programme of some updating, but offers highly individual and characterful accommodation that would equally suit those looking to upsize, downsize or requiring multi-generational living.

From the front courtyard steps lead you up to the front door which opens to a long entrance hall leading to the principal rooms. To one side the sitting room is a light and bright dual aspect room opening onto the rear garden. A stone fireplace with timber lintel and stone mantle shelf makes a nice focal point.

The kitchen / dining room has a farmhouse feel with plenty of room for a large dining table giving a nice sociable feel to the space. This also opens onto the rear garden via a stable door and porch. It is fitted with a range of pine fronted units including one and half bowl single drainer sink unit with pleasant outlook over the garden. A red Rayburn Nouvelle stove is set in a feature chimney breast and provides both central heating, hot water and cooking facilities. To one side of the kitchen and conveniently placed for the back door, is a good size utility room with further units, sink and space for washing machine. Off the utility room is a walk-in pantry / larder cupboard and WC / cloakroom.

From the hall, there is level access to two of the bedrooms. The master bedroom has fitted wardrobes and an en suite shower room, and there is another good size double bedroom also overlooking the gardens at the rear. To the other side of the hall steps lead down to the other rooms which include two more double bedrooms offering scope to use one as a family room / home office potentially. These rooms have exposed beams overhead giving a nod to the barn’s past life. There is also a spacious family bathroom on the lower level, with separate shower cubicle, bath, bidet, wash hand basin and WC. The majority of the property has timber sealed unit double glazing.

The front courtyard is predominantly owned by The Granary with the respective rights of way for Church Farm and Church Farm Barn. Church Farm and Church Farm Barn both own sections of the front courtyard as designated parking spaces. To the side of The Granary is a further area of hardstanding useful for storage etc.

On the west side of The Granary an undercover archway leads through to the rear garden via a timber gate.
There are over 1.25 acres to the rear of the property, mostly laid to lawn with mature trees and flowering shrubs. The outlook really is idyllic with almost 180 degrees of views over the neighbouring fields, countryside and Ham Hill Country Park, sweeping around to the parish church on the west side. To the far end of the garden are a range of fruit trees creating an orchard area and beyond the garden boundary are footpaths leading into Hedgecock Hill Wood on the edge of Ham Hill. There is a further access gate to the side of the garden joining into the track at the side. This track is also owned by The Granary with a right of way for the adjoining landowner to reach their adjoining fields.

Situated within the rear garden is a 36’ x 11’ partially stone built garage / barn with corrugated roof, up and over door and side pedestrian door. This may offer scope for future conversion into ancillary accommodation perhaps, subject to planning permission.

Agents Note
The property is located in a conservation area.
The property is currently unregistered with the Land Registry and we are awaiting confirmation on the rights of way and accesses relating to the side track. Please ask for further details. The accommodation itself is detached and the archway at roof level attaches to Church Farm.
We are currently awaiting the grant of probate.

Local Authority
South Somerset District Council

East Stoke is a small village located between the larger villages of Montacute and Stoke Sub Hamdon. The parish of East Stoke has its own pretty parish church and provides easy access to Ham Hill Country Park via a myriad of local footpaths, perfect for dog-walking and general recreation, and boasting stunning views from the top across the South Somerset Countryside. With walking distance is a local co-op store and the local secondary school. The village also enjoys excellent road links via the nearby A3088 / A303 junction.

To the east is the beautiful village of Montacute famed for its National Trust house and picturesque borough. To the west, the larger village of Stoke Sub Hamdon has a local primary school, public houses, and other village facilities such as stores and a large recreation ground.

This area of South Somerset is particularly sought after, not just because of the wonderful mellow-coloured hamstone properties but also because it offers buyers the perfect blend of accessibility to facilities, road and rail links (Crewkerne station c.10/15 minutes) whilst also lying within 30-45 minutes of the Jurassic coastline and retaining a more rural feel.


Energy Performance Certificates

East Stoke, Stoke-Sub-Hamdon


Distances are straight line measurements from the centre of the postcode
  • Yeovil Pen Mill Station5.3 miles
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Symonds & Sampson, Ilminster

21 East Street, Ilminster, TA19 0AN

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Disclaimer - Property reference ILI210059. The information displayed about this property comprises a property advertisement. makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Symonds & Sampson, Ilminster. Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

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