A beautifully rebuilt country home with extensive outbuildings and gardens, offering versatility, income potential and breathtaking views across Herefordshire countryside.

• Substantial five-bedroom country home with versatile accommodation, modern enhancements and roof-mounted solar panels.

• Impressive 12m by 12m terrace with Koi pond and covered entertaining area.

• 4,500 sq ft registered commercial barn offering rental or business potential.

• Extensive range of additional outbuildings including American barn, stables, kennels and double garage.

• Wraparound gardens with two ponds, extending to 1.4 acres, with an additional 13.2 acres available by separate negotiation.

• Large tarmac car park providing extensive parking.

• Peaceful rural location with amenities, schools and transport links within easy reach.

The kitchen area
The kitchen is the true heart of the home and was designed by the vendors as their favourite space. Its generous proportions include a substantial island with polished worktops, extensive storage and integrated appliances set within bespoke cabinetry. An electric AGA is complemented by double ovens, while practical preparation areas are arranged with ease of use in mind. Pendant lighting adds definition to the space, creating a room that is both functional and striking in equal measure.


The dining area
The dining area is positioned to take full advantage of the exceptional Hereford Oak bi-fold doors, the largest ever fitted by the company, which extend the entire width of the room and open onto the expansive terrace. This arrangement creates an outstanding environment for entertaining, with the natural flow between indoors and out ideal for gatherings. The scale of the room allows for a long dining table and additional seating, while large windows frame uninterrupted views of the gardens and surrounding countryside.


The living area
The living area forms part of the open plan design yet has a distinctive character, making it a welcoming retreat. Wide picture windows and glazed doors provide triple aspect views, flooding the space with natural light and enhancing the outlook over the gardens. The proportions allow for comfortable seating and relaxation while retaining a close connection with the kitchen and dining areas.


The sitting room
The sitting room is a bright and inviting space with large windows that fill the room with natural light and frame views across the gardens. A feature fireplace with log burner creates a warm focal point, complemented by solid oak flooring from a local mill. The positioning of the room gives it a comfortable and relaxed feel while still connecting easily to the rest of the ground floor.


The playroom
The playroom offers a versatile space that lends itself to family living. Well proportioned and naturally bright, it provides an ideal setting for children while also functioning as a snug or informal lounge. A wide window draws in light and gives views over the grounds, while its proximity to the utility room enhances practicality for everyday use. The scale of the room allows for flexibility in layout, whether arranged for play, hobbies or additional seating.


The utility and cloakrooms
The utility room is a practical addition to the ground floor, fitted with extensive work surfaces and cabinetry that provide ample storage. Plumbing and space for laundry appliances ensure it functions perfectly for everyday household needs. Two cloakrooms are conveniently positioned, each finished with style and attention to detail. One includes a high level cistern and traditional fittings, while the other has a modern suite with vanity storage.


The entrance hall
The property is approached through a welcoming hall that sets the tone for the accommodation, enhanced by a central skylight that floods the area with natural light. From here the ground floor unfolds with direct access to the main reception rooms, kitchen and utility spaces, as well as the staircase rising to the first floor. From here, the rear entrance, with thoughtfully positioned windows bring in garden views. Currently utilised as an office, the layout combines practicality with an immediate impression of scale.


The principal bedroom
The principal bedroom is an impressive suite, arranged with generous proportions and filled with light from its double aspect windows, capturing open views of the surrounding countryside. The layout provides ample space for furnishings and creates a calm setting that is perfectly suited for rest and relaxation. A well-appointed en suite complements the bedroom, finished with character touches that reflect the property’s heritage.


The principal en suite
The en suite to the principal bedroom is a beautifully appointed room that combines style with practicality. A walk-in shower with glazed screen is set against striking tiled walls, while a large bath offers an alternative space for relaxation. Twin windows draw in natural light and highlight the thoughtful design, complemented by fitted storage and contemporary fittings. The layout provides excellent functionality without compromising on character.


The second bedroom and en suite
The second bedroom is a spacious double that combines comfort with an attractive outlook over the gardens. Its generous proportions provide flexibility for furnishings, while dual windows bring in abundant natural light. This room is complemented by a private en suite, fitted with a contemporary suite including a corner shower, vanity unit and modern fittings.


The third bedroom
The third bedroom is a generous double with an open outlook across the surrounding countryside. A wide picture window frames the views and fills the room with natural light. Subtle character features provide charm, while built-in storage provides practicality and the layout makes it easy to personalise.


The fourth and fifth bedrooms
The fourth bedroom is a well-proportioned double that combines character with light and space. Dual windows ensure the room feels bright, while views over the gardens enhance its appeal. A traditional fireplace adds a touch of character, giving the room a focal point that reflects the property’s heritage. The fifth bedroom is a comfortable double, positioned to enjoy views over the grounds. Its layout provides flexibility for uses including a child’s room, guest accommodation or home office.


The bathroom
The family bathroom is a well-designed space that combines modern fittings with a bright and practical layout. A large walk-in shower with glazed enclosure forms the focal point, complemented by a fitted vanity unit with basin and useful storage. A picture window ensures the room feels light and welcoming, while contemporary tiling and chrome fittings add to the clean finish.


The entertaining terrace
The property opens onto an impressive 12m by 12m terrace that extends the living space outdoors and frames views across the gardens and countryside. This superbly designed area is ideal for entertaining, with ample room for dining and relaxation beneath the covered pergola. A feature wood-fired pizza oven provides a focal point for gatherings, while the carp pool adds an attractive element that enhances the setting. The terrace connects directly to the kitchen through the Hereford Oak bi-fold doors, creating a natural flow between inside and out.


The gardens
The house is set within generous wraparound gardens that provide an attractive setting and a high degree of privacy. Another pond bring further charm, creating areas of natural beauty that attract wildlife and add to the sense of tranquillity. The scale of the gardens ensures ample space for recreation, with an additional 20x8 greenhouse next to a number of raised beds and a productive vegetable patch.

A fully insulated 16x8 garden room compliments the garden, with a solid floor and immediate access to electricity. There is also a productive orchard containing a number of established trees to include apples, pears, damsons, walnuts and plums. With views extending over surrounding farmland, the grounds combine practicality with an idyllic setting, making them a superb complement to the accommodation.


The outbuildings
The property is complemented by an exceptional range of outbuildings, offering both practical facilities and income potential. A 4,500 sq ft registered commercial barn provides extensive space with scope to generate rental income of around £10,000 per annum.

An American barn adds further versatility, suited to livestock, storage or events. Additional facilities include stables and a double garage, ensuring the estate is well equipped for equestrian or agricultural use. Part of the stable courtyard is currently used for kennels, fully insulated with part tiled underfloor heating, making it suitable for conversion, subject to the necessary consents. A large tarmac car park enhances accessibility and practicality. Together these outbuildings present a rare opportunity, combining immediate functionality with long-term potential.


The land by separate negotiation
Beyond the house, additional land is available by separate negotiation. This extends to over 13 acres in total and is divided into distinct parcels. To the front of the property lies a parcel of around four and a half acres, while to the rear are approximately nine acres adjoining the gardens. The land is well suited for grazing or equestrian use, with water troughs in every field, and provides an attractive extension to the property. With the front parcel also offering development potential, the land represents a valuable opportunity for buyers wishing to expand or tailor the estate to their own requirements.

Agent Note
An additional 13.2 acres is available by separate negotiation, and a public right of way crosses the southern field. Buyers should make their own enquiries to the relevant local authority to confirm the exact route, status, and any associated responsibilities or restrictions.

Location
Upper Stocks Farm is set in the hamlet of Woonton, surrounded by the rolling Herefordshire countryside. The position combines a peaceful rural outlook with convenient access to nearby villages and towns. Local amenities can be found in Almeley and Eardisley, both offering shops, pubs and community facilities, while the market town of Kington provides a wider range of services.

The nearby cathedral city of Hereford offers excellent retail, cultural and educational opportunities, alongside rail services to Birmingham, Worcester and London Paddington. Leominster and Ludlow are also within easy reach.

Families will find a good selection of schooling in the area. Primary schools are located in Eardisley and Almeley, while respected secondary options can be found in Kington and Weobley. Independent schools including Hereford Cathedral School, Lucton School and Bedstone College provide further choice.

Transport links are well catered for, with the A438 and A480 providing routes towards Hereford, Leominster and the wider road network. Rail travel is available from Hereford, Leominster and Ludlow, connecting to the Midlands, South Wales and London. For those requiring international travel, Birmingham Airport and Bristol Airport are both accessible by road.

Services
The property benefits from oil-fired central heating, mains electricity and additional energy from a private solar installation. Mains water is connected, while drainage is via a septic tank.

Broadband Speed: Ultrafast broadband available. Download speeds up to 1000 Mbps and upload speeds up to 1000 Mbps (source: Ofcom checker).

Mobile Coverage: Likely available from Three, Vodafone, O2 and EE (source: Ofcom checker).

Flood Risk (Long-term forecast): According to the Environment Agency’s long-term flood risk data, the property is currently at very low risk for river and surface water flooding.

Council tax band F

Reservation Fee - refundable on exchange

A reservation fee, refundable on exchange, is payable prior to the issue of the Memorandum of Sale and after which the property may be marked as Sold Subject to Contract. The fee will be reimbursed upon the successful Exchange of Contracts.

The fee will be retained by Andrew Grant in the event that you the Buyer withdraws from the purchase or does not Exchange within 6 months of the fee being received other than for one or more of the following reasons:

1. Any significant material issues which individually are more than 1% of the agreed purchase price and are highlighted in a survey and were not evident or drawn to the attention of you, the Buyer, prior to the Memorandum of Sale being issued.
2. Serious and material defect in the seller’s legal title.
3. Local search revealing a matter that has a material adverse effect on the market value of the property that was previously undeclared and not in the public domain.
4. The vendor withdrawing the property from sale.

The reservation fee will be 0.5% of the accepted offer price for offers below £800,000 and 1% for offers of £800,000 or over. This fee, unless specified otherwise, is payable upon acceptance by the vendor of an offer from a buyer and completion of an assessment of the buyer’s financial status and ability to proceed.

Should a buyer’s financial position regarding the funding of the property prove to be fundamentally different from that declared by the buyer when the Memorandum of Sale was completed, then the Vendor has the right to withdraw from the sale and/or the reservation fee retained. For example, where the buyer declares themselves as a cash buyer but are in fact relying on an unsecured sale of their property. The reservation fee will not be refunded where there is an inability on the part of the Buyer to raise any required mortgage after the Memorandum of Sale is completed.

Once the reservation fee has been paid, any renegotiation of the price stated in the memorandum of sale for any reason other than those covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be levied on any subsequent reduced offer that is accepted by the vendor. This further fee will be subject to the same conditions that prevail for all reservation fees outlined above.