Holt Farm, Michaelchurch Escley, HR2

Holt Farm is a truly unique offering extending to a total of four separate dwellings and 47 acres:

- Farmhouse - 3 bedroom
- Stable - 1 bedroom
- Holt Barn - 3 bedroom
- The Wain Barn - 2 bedroom

Nestled in the heart of the Herefordshire countryside, Holt Farm is a distinctive, high-quality rural estate offering four beautifully converted properties, which has been run as a successful business venture for a number of years. The site was entirely offered as holiday accommodation for many years and was well suited to both large group bookings as well as traditional family stays.

The property extends to circa 47 acres of agricultural land which has been farmed traditionally and used for livestock grazing. Whilst the accommodation has all been run as holiday lets in the past, planning was granted in 2021 removing any conditions limiting the use of the properties to holiday accommodation, so the site offers an abundance of potential for the purchaser.

The properties are sat in a traditional courtyard arrangement, with gardens and grounds immediately surrounding, including a traditional orchard. Holt Farmhouse and Holt Barn are Grade 2 listed properties.
This is a truly unique offering with an abundance of potential, with no planning conditions limiting the properties to holiday lets, it could provide a fantastic site for multi-generational living, or various live/work arrangements. NB. This property is not part of the Michaelchurch Estate.

Holt Farmhouse: Holt Farmhouse is a circa 17th century, character property which was the original dwelling on the small-holding. The farmhouse is Grade 2 listed and steeped in history and character features, all lovingly restored and looked after. The farmhouse offers a large fitted kitchen diner, with a wood burning stove, separate utility, family bathroom and a pleasant lounge. The house benefits from two stone and oak circular staircases at either end of the property, both giving access to the first floor. The first floor offers three double bedrooms, one ensuite. The property has an abundance of character features including flagstone floors throughout the ground floor, fireplaces, oak beams and the feature spiral stone staircases, very unique to the properties in the local area.

Holt Barn: Holt Barn is the showstopper barn conversion of the site, it is the largest of the properties, and has a feature dining hall with dual glazed cart doors. Holt Barn was likely an 18th century barn and cow shed, the grade 2 listed converted barn now offers a delightful family property. The barn has an open plan full height dining area, opening into a lounge situated below a mezzanine bedroom giving it a more cosy feel. The dining area is complemented by an oak kitchen on a sub-level which has a double bedroom off. There are two further double bedrooms accessed with stairs from the dining room, and there is a feature ensuite double bedroom situated on a mezzanine level. Holt Barn has been sympathetically converted, retaining all of the character features including the oak beams, and flag stone floors, complemented by the wood burning stove and the light, airy property

The Wain House: The Wain House is a lovely two bedroom barn conversion situated on the south of the courtyard configuration. The property is on one level and has an open plan living/ diner, with a pleasant fitted kitchen, two double bedrooms and a family bathroom. The barn has vaulted ceilings throughout, and benefits from plenty of glazing, providing a light and functional property. This property offers a great deal of potential for a purchaser and could be retained as a holiday let or a home for an older generation given its single level construction. The property was designed to be fully wheelchair accessible. The Wain House is currently occupied on a short term assured shorthold tenancy for the winter only. The property will be vacant on completion.

The Stables: The Stables is connected to the farmhouse, with a pleasant, good sized living room, separate kitchen, and one double ensuite bedroom on the first floor. The Stables offers excellent potential for separate accommodation for a young adult, or live in help/care. The property retains the traditional oak beams and flagstone flooring as seen throughout the careful conversions on site.


Land: The property extends to a total of 47 acres of agricultural land, in useful parcel sizes. The land is situated around the property, with Holt Farm barns situated in the middle, and the land reaching the road to the north east, and progressively getting steeper to the south west where it joins neighbouring farmland. The land has been traditionally farmed with livestock and has predominantly been used for sheep grazing. The field parcels are separated by mature hedgerows, and there are various dingles and watercourses across the holding. The holding is entirely situated in the Severely Disadvantaged Area (SDA) which is typical of the holdings in the area.

Planning Permission: In 2021, planning permission was granted for “change of use” of the three barns from holiday accommodation to unencumbered residential (reference: 212606) this opens the properties up for a wide variety of potential uses. Further planning permission may need to be sought for further changes of use.

Grade 2 Listings: Holt Farmhouse and Holt Barn are both Grade 2 listed in their own right, any work or renovation to any properties on the site may require Listed Building Consent, buyers are invited to make their own enquiries.

Access: The property has an established access from the main Michaelchurch Escley road, there is then a private driveway along the north side of the boundary accessing the properties.

Services: The house has mains electricity, oil central heating, septic tank drainage but does not currently have a mains water supply. The property has a private water supply from a spring which is located within the site boundary, the water supply is deemed to be quite strong and has generally kept up with the water demands of the site when it was fully occupied, which could have been up to 22 people. The vendors can attest that this supply has never run dry in 70 years.

Council Tax: Holt Farmhouse: E
Wain Barn: D
Holt Barn and The Stables are currently in transition from Business Rates to Council Tax

Money Laundering Regulations: To comply with money laundering regulations prospective purchasers will be asked to produce identification documentation at the time of making an offer. We ask for your co-operation in order that there is no delay in agreeing the sale.

Wayleaves, Easements & Rights of Way: The property is sold subject to and with the benefit of all easements, quasi easements, wayleaves, and rights of way both declared and undeclared.

Local Authorities and Public Utilities: Herefordshire Council, Plough Lane, Hereford, HR4 0LE.
Welsh Water Dwr Cymru, Pentwyn Road, Nelson, Treharris, Mid Glamorgan, CF46 6LY.
National Grid, Vincent Carey Rd, Hereford, HR2 6LB.


Site Plans: The plans included in the sale particulars are for identification purposes only and may have been reduced in scale to assist with printing.

Health & Safety Notice: Prospective Purchasers should take all necessary care when making an inspection including wearing suitable clothing. Viewings are taken solely at the risk of those who view and neither the Agents nor the owners of the property take responsibility for any injury however caused.

Important Notice: Watkins Rural for themselves as Agents, and for the Vendor of this property, give notice that: i) These particulars are not an offer or Contract, nor part of one ii) They are intended to give a fair description of the property, but The Agents nor the Vendor accept responsibility for any error they may contain, however caused. Any intending purchaser must therefore satisfy himself by inspection or otherwise as to their correctness iii) The Agents, nor any of their employees, have any authority to make or give any further representation or warranty in relation to this property iv) The Agents have not tested any apparatus, equipment, fixtures, fittings or services, so cannot verify that they are in working order or fit for the purpose. v) You are advised to check the availability of any property before travelling any distance to view.