Hillend Farm, Much Cowarne, Bromyard, HR7

Summary of Features

• Attached period farmhouse, Grade II Listed (1,625 sq ft) • 3 - 4 bedrooms, main with en-suite, family bathroom • Kitchen/dining room, sitting room with wood-burner • 2 attic rooms and additional WC/bathing facilities • Large, lawned enclosed garden and wildlife pond • Allocated parking for up to 3 vehicles • Quiet, rural location with great views

Location

Mileages: Mileages: Bromyard 7 miles, Ledbury 9 miles, Malvern 10 miles, Hereford 11.5 miles, Worcester 16 miles, Monmouth 28 miles, Cheltenham 33 miles, Birmingham 46 miles. Road Links: M50 (Jct 2) 14 miles, M5 (Jct 7) 16 miles. Railway Stations: Ledbury, Malvern, Hereford. Airports: Birmingham (54 miles); Bristol (69 miles).

Situation

The property is situated in a beautiful rural location within the parish of Much Cowarne. Historically, the village itself dates to the late Saxon period, possibly earlier, with "Cowarne" delightfully meaning "centre for dairy farming". The composer Edward Elgar considered the landscape around the village as a source of inspiration for many of his works and visited the area regularly. Today, Much Cowarne is still very much a rural community, with a certain timeless appeal. Set within the scenic Frome Valley, the Malvern Hills lie towards the east and to the north, the Suckley Hills and Bromyard Downs. The property enjoys a high degree of peace and tranquillity yet is conveniently located between the cities of Hereford and Worcester and is also well placed for the local towns of Bromyard, Ledbury and Malvern.

The Farm House

• The Farm House is believed to date to the early 17th Century, and was originally one property and part of the historical farmstead which now makes up this small, private development. The property was subsequently split and re-developed in 2006 to provide two properties. • This property is situated over three floors and has plenty of character throughout, including exposed timbers, beams and brickwork. • An open, covered porch leads to the front door, which subsequently opens out to a good-sized inner hall/lobby, where there is plenty of space for coats, wellies and shoes. An open archway created from reclaimed bricks provides an interesting feature and leads through to an inner hall, where there is a downstairs WC, access to the sitting room and kitchen, and stairs to the first floor.

The Farm House Continued

• The sitting room is a lovely, comfortable room with a stone, inglenook-style fireplace inset with a wood-burner and is further enhanced by a diamond-laid terracotta-tiled floor which runs through to the inner hall and outer lobby.The kitchen/dining room is accessed off the sitting room and is complemented by a country-style kitchen with granite work surfaces, a Belfast-style sink and a range of integrated appliances, including a dishwasher and a fridge-freezer, a Bosch electric oven with gas hob (LPG) and a separate integrated NEFF microwave. The kitchen offers plenty of storage and has a wonderful and original wooden floorboards which adds to the character of this super home. A door off the kitchen leads out to a mini terrace with steps down to the patio and garden.

The Farm House Continued

• Stairs off the inner hall lead to the first floor, where there are three double bedrooms and a family bathroom with a bath and a shower over. The main bedroom has an en-suite shower room and built in storage/wardrobes. Two of the three bedrooms enjoy views over the garden, and all have lovely views over the surrounding rural landscape. • A further staircase leads to the second floor where there are two additional rooms, one is currently used as a home office, but could easily become a fourth bedroom, and the other for storage; however they are used, they offer great flexibility. There is also a separate WC and additional bathing facilities cleverly hidden away off the landing via sliding, mirrored doors, ideal for use as a bathroom for the fourth bedroom. The bath could easily be removed, if desired, to create additional storage.

The Outside

• The property is situated in a quiet, rural location with lovely views, within a small, exclusive development of a handful properties, and is accessed off the rural lane via a shared, private driveway which leads to the allocated parking area for up to three vehicles, situated to the front of the property. • The large, lawned garden is interspersed with a few mature trees and shrubs and is securely enclosed by post and rail fencing, in keeping with the property’s agricultural heritage, and established hedges. A pedestrian gate opens to a footpath to the front door. • There is a patio terrace providing a great seating area for seasonal dining and socialising, along with a raised decked area located by the large, wildlife pond which provides an additional seating area overlooking the pond and peaceful rural landscape.

The Outside Continued

• The property also has a large cellar, which is accessed externally and provides a great storage space, along with a detached outbuilding situated outside of the property’s boundary, which provides further allocated and secure storage. • A communal orchard is accessible to all residents, very pretty in the Spring showcasing an abundance of pretty, seasonal blossom.

Material Information

Services

Mains water and electricity. Shared private drainage. LPG under floor central heating on all floors and LPG cooker hob.

Broadband

Fiber to the cabinet. Circa 80Mbps download.

Mobile Phone Signal

Most providers should offer coverage, please check on a viewing.

Local Authority

Herefordshire Council: .

Council Tax

Band “E” (£2,915.21 for 2025/26).

Tenure

Freehold.

Construction

Timber frame with brick infill panels and brick extensions, under a clay tiled roof.

Listing

This property is Grade II Listed.

Planning Permissions

No current permissions.

EPC

Rated "F” Potential for an "E" rating.

Flood Risk

There is no flood risk to this property.

Access

From the council adopted highway access is over the shared communal driveway. See management company below for details.

Public Access

There are no Rights of Way or Public Footpaths over this property.

Covenants

None that the vendors are aware of.

Management Company

The residents form the management company and all properties pay £60 pcm to it. This covers the emptying, electric, servicing and maintenance of the communal sewerage treatment plant, any works/upkeep of the driveway, liability insurance, and to pay for a gardener to look after the communal areas.

Conservation area/AONB

Much Cowarne is located within a Conservation Area, but not within an AONB.

Buyers Purchase Fee

Please note that buyers are required to pay a Purchase Fee of £300 (inc. of VAT) to Grant & Co on offer acceptance, to process a new transaction.

General Information

Schools

Primary: Ashperton, Burley Gate, Pencombe. Further information is available at: Bromyard. Further information is available at: Malvern, Hereford, Worcester and Monmouth. Further information available at:

Local

Newtown Cross Garage, Lower Eggleton (2 miles) has a garage and good convenience store. The neighbouring village of Bishops Frome (3 miles) has two public houses and the Hop Pocket rural craft and farm shop, which also has a garden centre and restaurant/café. The market town of Bromyard offers a good range of facilities to meet most domestic and day-to-day requirements. More extensive retail and cultural facilities are available at Ledbury, Malvern, Hereford and Worcester.

Recreational

Many fine walks and cycle routes in the area and along the Frome Valley, Bromyard Downs and through the Brockhampton Estate (National Trust), with the Malvern Hills only a short distance away. The area also offers a range of outdoor pursuits and sports clubs, including Bromyard Rugby and Cricket Clubs. Bromyard is also host to a variety of local festivals and there are numerous arts, crafts and farmers' markets held in neighbouring villages and towns throughout the year. Malvern has a renowned Theatre.

Directions

What3Words: ///eagles.rationed.opens Postcode: HR7 4JL From Ledbury: take the B4214 towards Bromyard. At the junction with the A4103 turn left towards Hereford and continue for about 2 miles and then take the right turn signposted to Much Cowarne. Proceed for about 0.8 miles (single track road) and then turn left into the entrance for Hillend Farm. Follow the driveway and after about 50 yards the property can be found on the left-hand-side.

Viewings

By prior appointment only via Grant & Co Estate Agents on .

Agents Notes

Grant & Co and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. The Agents have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Fixtures & Fittings Unless mentioned specifically all fixtures & fittings are excluded from the sale.