Littleton-upon-Severn, Bristol, BS35

Quite simply, Rock House Farm has been lovingly maintained and thoughtfully improved and adapted over the course of the current owners' ownership.

The house provides e ortless accommodation and a perfect footprint for families of all ages; great for entertaining with beautiful gardens to spill out into and enjoy.

An historic Grade II Listed property, which is mentioned in Pevsner, the house has 15th Century origins and several additions over the centuries.

At the heart of the house is the stunning 28' kitchen, complete with oil fired AGA (alongside an electric AGA for the warmer summer months), breakfast bar and a contemporary glazed garden room leading out to the garden; catching much of the day's sun. French doors lead out into the enclosed garden giving space for families of all sizes and age to enjoy and entertain in, as well as space for an informal dining / breakfast table.

Semi- open plan to the kitchen is the dining room with a reclaimed decorative parquet oor, believed to be salvaged from a former Club in London's Pall Mall.

To the front, the original entrance hall is accessed from a solid wooden front door, and ag stones line the oor. This leads o to two formal reception rooms; with a beautifully decorated drawing room with a wood burning stove and a separate sitting room / snug with an inglenook replace and a further wood burning stove.

The drawing room has two very pretty alcoves, behind which lies an important architectural anomaly; a primitive ladder and pegged steps believed to be left from when the original panelling to the room was being installed.

Accessed via the glorious original pitch pine staircase is the rst- oor accommodation; with two generous guest bedrooms served by a stylish family shower room nished with Mandarin Stone tiles (used in each of the bath & shower rooms). Bedroom two is particularly impressive at 21' deep and with a separate dressing area. Above lies the master bedroom suite – complete with a lovely triple aspect enjoying rural views across to the Severn Estuary, and served by a charming en- suite shower room.

Accessed from the rst- oor landing, as well as from a secondary oak staircase to the rear is a long landing with four bedrooms and a family bathroom. This has proved perfect for a larger family, as well as housing guests when needed. The secondary stairs lead down to the rear entrance, as well as a separate utility and store room.

Like most country houses, access is usually from the rear, and a boot room leads in from the gravelled parking area with plenty of space for coats, boots and shoe storage. There is a separate w.c / cloakroom and access from the boot room into the kitchen.

To the side of the house is a useful annex; once used for au-pair accommodation but now a sensible side room with an indoor shower. This has access from either the sitting room (directly into the house), or via a private door coming in from the rear garden.

In addition, there is a generous cellar accessed from the entrance hall with a ag stone oor and perfect for wine and extra storage. Local historians believe there is evidence in the cellar of a winder stair, and tradition has it this access gave way to a “secret” tunnel leading directly to either the church, river, or pub!

Outside

Rock House Farm is approached via a quiet lane, and to the front has a lovely old stone wall with a central pedestrian gate leading via a ag stone path to the original front door. Vehicular access is to the side, with a track leading to a large gravelled parking bay, and onwards via a double-gate in to the garden.

To the rear, the generous garden catches much of the day's sun – and is accessed via the stunning garden room and kitchen. It is a perfect spot for family games, long lunches (with the apple trees giving shade) and evening drinks. There is a large paved terrace perfect for an outdoor dining table, and a feature well – covered for safety but still with water visible below.

A path leads around to the front garden, via a raised drinks terrace (currently space for a table-tennis table), catching the last of the evening sun and an old (Grade II Listed) Tithe Stone with a carved inscription recording a lawsuit between Reverend William Pearce and his parishioners in Littleton over refusal to pay tithes!

The wide front garden is laid mostly to lawn with two Yew trees anking the pillared entrance gate, and an array of fruit trees, a maple and a cedar tree provide privacy and shade.

There is access from the side of the garden to the parking bay and side entrance to the house, as well as access back onto the lane and on into the village.