Audishaw Lane, Boylestone, Ashbourne

SUMMARY
A charming, character-rich farmhouse set on a plot with approximately four acres of land in the beautiful Derbyshire village of Boylestone. Stonyrood offers historical architectural features and expansive grounds - all surrounded by mature trees, open fields and timeless tranquillity.


DESCRIPTION
Bagshaws Residential are elated to bring to the market this one-of-a-kind authentic farmhouse, Stonyrood is a characterful period property set within approximately four acres of land in the peaceful Derbyshire countryside, offering a rare combination of heritage, space and natural beauty.

Believed to be over 200 years old, the home is steeped in history, with original features still intact, including beautifully preserved bedroom doors and a striking stain glass front door that hints at craftmanship. The property boasts acres of generous gardens, stretching roughly 180 meters from front to rear, and benefits from ownership of one third of an adjacent agricultural field, offering additional grazing or recreational potential.
The grounds are rich with rustic charm: a quiet stream runs along the bottom of the land, and the agricultural surroundings provides lots of open space. A long driveway leads up to the home, creating a natural transition from countryside to doorstep.

Located on Audishaw Lane in the quaint village of Boylestone, Stonyrood is within easy reach of Hatton, Ashbourne, and Uttoxeter - all offering local amenities and community life. A well-regarded local restaurant sits close by, perfect for countryside dining. Though surrounded by fields and footpaths, this home remains accessible to larger cities like Derby and Nottingham, making it a beautifully balanced property for those seeking rural living.

Entrance Hall 
Entering through a beautiful stained-glass door, the entrance provides access to the dining room, study and first floor landing.

Dining Room 15' 1" x 12' 1" ( 4.60m x 3.68m )
A dining area, featuring a traditional range, creating ample space for family meals, whilst still, holding plenty of versatility to cater to your needs. Finished with carpeted flooring, wooden beams to the ceiling, a radiator and a window to the front.

Lounge 15' 1" x 21' 3" ( 4.60m x 6.48m )
A generously sized lounge, accessed through the dining room, offering a warm and inviting atmosphere, featuring a functional log burning stove, adding charm and comfort. Finished with carpeted flooring, wooden beams to the ceiling, a radiator and three windows to the front.

Sitting Room 15' 1" x 11' 1" ( 4.60m x 3.38m )
Flooded with natural light, an additional lounge area, with windows to the front, side, rear and a door opening to the side of the property. Finished with carpeted flooring, a radiator and boarded attic space.

Kitchen Diner 15' 7" x 13' 1" ( 4.75m x 3.99m )
Fitted kitchen comprising of a range of base, wall and drawer units, with an integrated beautiful functional Aga and one bowl sink and drainer with a mixer tap. With space for an oven and fridge/freezer. Finished with tiled flooring, wooden beams to the ceiling, double-glazed windows to the rear. Inclusive of the pantry for extra storage, the kitchen can also be accessed through the dining room, utility and porch. Used as a dining area in the centre of kitchen, there is space for a dining table and chairs.

Study 11' 1" x 12' 1" ( 3.38m x 3.68m )
Featuring a brick fireplace in the centre of the room, a quiet and comforting space to study/work. With a window overlooking the front garden, offering a relaxing environment. Finished with carpeted flooring, wooden beams to the ceiling and a radiator.

Conservatory 14' 11" x 10' 9" ( 4.55m x 3.28m )
A beautiful and airy space, with wrap-around windows, allowing endless amounts of natural light to flood the room. Ideal for entertaining or enjoying garden views. With a brick-built base, tiled flooring, power and lighting and french doors opening to the side.

Utility/Boiler Room 9' 5" x 6' 4" ( 2.87m x 1.93m )
Fitted with matching wall, base and drawer units, providing useful storage space, with further space and plumbing for appliances and housing a combi-boiler. Finished with tiled flooring, one bowl sink and drainer with a mixer tap, a window and a door to the rear.

W/C 
Downstairs w/c comprising of; a wash-hand basin and a low-level w/c. Finished with tiled flooring, a radiator and a window to the side.

Landing 
First floor landing providing access to the bedroom one, two and three, the airing cupboard and the family bathroom. Finished with carpeted flooring and a window to the front elevation.

Bedroom One 14' 5" x 20' 9" ( 4.39m x 6.32m )
Stunning double bedroom with carpeted flooring, windows to the front and rear, a radiator and wooden beams to the ceiling. With fitted wardrobes/cupboards, additional cupboard space, access to a boarded loft and a connecting door to the en-suite.

En-Suite 
En-suite to the main bedroom comprising of a shower cubicle, low-level w/c and wash-hand basin, set in a vanity unit with storage cabinets below. Finished with tiled flooring, a radiator and window to the rear.

Bedroom Two 15' 3" x 13' 5" ( 4.65m x 4.09m )
Double bedroom, with wooden flooring, wooden beams to the ceiling, cupboards for additional storage space and a skylight window to the rear. Featuring the distinctive chimney breast which extends from the kitchen, adding a lovely touch to the room.

Bedroom Three 14' 5" x 11' 11" ( 4.39m x 3.63m )
Double bedroom, featuring a fireplace, with wooden flooring, wooden beams to the ceiling and windows to the front and side.

Bathroom 
Three-piece suite comprising of a low-level w/c, wash-hand basin and a bath. Finished with tiled flooring, wooden beams to the ceiling, a window to the rear, featuring an original beautiful fireplace.

Landing 
Second floor landing providing access to bedroom four and five. Finished with carpeted flooring and a storage cupboard housing a water tank.

Bedroom Four 11' 2" x 11' 2" ( 3.40m x 3.40m )
Double bedroom with built-in storage cupboards, carpeted flooring, wooden beams to the ceiling and a skylight window to the front.

Bedroom Five 11' 2" x 11' 2" ( 3.40m x 3.40m )
Double bedroom with built-in storage cupboards, carpeted flooring, wooden beams to the ceiling and a skylight window to the front.

External 
The external grounds of Stony Rood are characterful and enchanting. The entrance is framed by classic brick paving, and slabbed paving pathway with pebbling. Moving further down the garden, a peaceful bench seating area before opening out into a wide lawn, once a private tennis court. Now softened by nature, the lawn is bordered by mature trees and abundant shrubbery, which continues along winding pathways. Close by a pond rests in a quiet corner.

To the rear of the house, a variety of fruit-bearings plants adding colour and life: an apple tree, fig and pear tree, along with raspberry bushes, forming a productive pocket of the garden. Accessed by the public footpath that runs along the driveway a small stile leads out to the field beyond.

Garage 
Detached double garage with an up-and-over door to the front, with power and lighting.

Workshop 
Accessed from inside the garage and front, a workshop with power and lighting.

Agent's Note 
It is our understanding that the property is not registered at the land registry, which is the case with a significant propeortion of land across England and Wales. Your conveyancer will take the necessary steps and advise you accordingly.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.