Stout Hill, Henley, Langport, Somerset, TA10

A detached cottage in need of renovation occupying a pleasant rural position, with several outbuildings and large plot.
The property will be offered for sale by public auction and online livestream auction on Wednesday 15th April 2026 at 2pm at the Shrubbery Hotel in Ilminster.



DESCRIPTION
The property briefly comprises a 1/2 bed cottage with an array of downstairs rooms and outbuildings offering scope to renovate and update, extend significantly, or as a suitable plot for a replacement dwelling and/or outbuildings (STPP).

The property briefly comprises two good sized reception rooms which both feature solid fuel Aga’s—one of which heats the water tank. Please note there is no central heating connected to the property. The central hallway connects both these reception rooms via a kitchen equipped with plumbing whilst the downstairs bathroom features a bath and sink. To the rear of the cottage is a long room connecting the kitchen to the rear garden and the downstairs WC. Upstairs are two bedrooms, one double and one single, although some reconfiguration would likely be required due to the second bedroom opening straight onto the stairs.

The cottage boasts a fully enclosed and varied plot of c.0.15 acres with an attractive countryside outlook. At the rear of the plot is a series of part-block/part-corrugated metal outbuildings, in addition to a further, large corrugated metal shed/garage at the front of the property. The majority of the garden is otherwise laid to lawn with a large vegetable patch immediate behind the cottage.

SITUATION
Stout Hill Cottage is situated in a rural location, lying c 0.5 miles east of the village of High Ham in Somerset. The busy market towns of Langport and Somerton are 4 miles distant, with a good range of everyday amenities including supermarkets, banking and post office services, doctors' and dentists' surgeries, veterinary surgery, library, shops, cafés, pubs, churches, weekly market, etc. The county town of Taunton lies 15 miles to the west and enjoys a comprehensive range of shopping, recreation, scholastic and commercial amenities. The other major centres of Street (7 miles), Bridgwater (11 miles) and Yeovil (14 miles) are readily accessible with a wide range of amenities, whilst the M5 motorway and A303 are both c.10 miles away, giving swift access to other parts of the country.

DIRECTIONS
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SERVICES & OUTGOINGS
We understand that mains electric, water and drainage are connected to the property. No central heating.
Council Tax: Somerset Council - Band C.

METHOD OF SALE
The property will be offered for sale by public auction and online livestream auction on Wednesday 15th April 2026 at 2pm at the Shrubbery Hotel in Ilminster.
It is possible the property may be sold prior to the action date therefore it is advisable for interested parties to register their interest with the Agents and it is their responsibility to check with the Agents whether the property will still be offered at the auction.

BUYERS ADMINISTRATION FEE
The successful purchaser(s) of each lot will be liable to pay a Buyer’s Administration Fee based upon the eventual sale price to the selling Agents. Further details are available from the selling agents.

AUCTION PACK
The Auction Pack, containing the contract and special conditions of sale, should be obtained online. These documents will not be read at the time of sale and all prospective purchasers will be deemed to have bid for the property in full knowledge of their contents and shall not raise any requisition or objection whatsoever thereafter.

BIDDER REGISTRATION
All potential online, telephone & proxy bidders are required to register their details with Greenslade Taylor Hunt prior to the commencement of the auction by completing the Online Bidder Registration:
Those attending the auction room to bid in person will complete bidder registration on arrival to the auction room. All in room bidders must provide 2 forms of Identification in order to register.

CONSUMER PROTECTION REGULATIONS
While we endeavour to make our sales details accurate and reliable, if there is any point which is of particular interest to you please contact the office and we will be pleased to confirm the position for you, particularly if you are contemplating travelling some distance to view the property.
Guide Price: An indication of the seller’s current minimum price at auction. The guide price of range or guide prices is given to assist consumers in deciding whether or not to pursue a purchase. It is usual, but not always the case that a provisional reserve range is agreed between the seller and the auctioneer at the start of marketing. As the reserve is not fixed at this stage and can be adjusted by the seller at any time up to the day of auction in the light of interest shown during the marketing period, a guide price is issued. This guide price can be shown in the form of a minimum and maximum price range within which an acceptable sale price (reserve) would fall, or as a single price figure within 10% of which the minimum acceptable price (reserve) would fall. A guide price is different to a reserve price (see separate definition). Both the guide price and the reserve price can be subject to change up to and including the day of the auction.
Reserve Price: The seller’s minimum acceptable price at auction and the figure below which the auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of the auction.

ADDITIONAL INFORMATION
Broadband: There is currently no broadband connected but services are available in the immediate area.
Mobile Coverage: Available via EE, O2, THREE and VODAFONE Flooding: The property is in an area at no risk from flooding (.Gov)