Boundary Farm, Havyatt, Glastonbury, Somerset

Set within approximately 1.3 acres in the sought after area of Havyatt, this substantial detached home offers a rare blend of space, flexibility and privacy. The accommodation includes three bedrooms and multiple reception rooms, complemented by a self-contained annexe. Outside, the grounds are a real feature with gardens, outbuildings and two cabins. There are also three garages and extensive parking. A property that offers genuine versatility for a range of buyers.

Accommodation
The property opens into a welcoming entrance hall with parquet flooring and access through to the principal reception spaces. The accommodation is both generous and flexible, comprising three reception rooms including a formal sitting room with multi fuel stove, a dining room and a further family room, providing the 'wow factor', stretching across the rear with doors opening onto the garden. In addition, there is a study and a music room, offering ideal spaces for home working or hobbies. The kitchen is well appointed with a range of units, central island and oil-fired Aga, with ample space for appliances, and leads through to a practical utility room, pantry and WC.

On the first floor, there are three well proportioned bedrooms, all served by both a family bathroom and a separate shower room, adding to the practicality of the layout. The principal bedroom enjoys doors opening onto a balcony, taking in far reaching views across the surrounding area. A key feature of the property is the self-contained annexe, providing open plan living accommodation, a bedroom and shower room, ideal for dependent relatives, guests or potential income.

Outside
The property is set within grounds of approximately 1.3 acres, offering a high degree of privacy and a variety of outdoor spaces. The gardens are well established with mature trees, shrubs and fruit trees, along with a greenhouse and open lawned areas, creating a setting that feels both established and well screened.

A large driveway provides extensive parking and access to the three garages, making it ideal for those with multiple vehicles, storage needs or hobbies. Within the grounds are two cabins, one of which is currently utilised as additional living accommodation, offering a flexible space for guests, home working or hobbies.

The second cabin has previously been used as a Pilates studio for one-to-one sessions, highlighting the versatility of the space for those seeking to run a business from home or create a dedicated wellness or studio environment. In addition, there are a number of seating areas positioned to enjoy different aspects of the garden throughout the day.

Location
The property is situated in the hamlet of Havyatt, one mile or so from the historic town of Glastonbury which is famous for its Tor and Abbey Ruins. The A361 enables easy access to Millfield Preparatory School at Edgarley, the senior School in Street and is approximately 9 miles from the Cathedral City of Wells, also renowned for its own private school. Wells is the smallest city in England and offers a vibrant High Street with a variety of independent shops and restaurants as well as a twice weekly market and a choice of supermarkets including Waitrose. At the very heart of the city is the medieval Cathedral, Bishop’s Palace and Vicars’ Close (reputed to be the oldest surviving residential street in Europe). Bristol and Bath lie c.22 miles to the north and north-east respectively with mainline train stations to London at Castle Cary (c.11 miles) as well as Bristol and Bath. Bristol International Airport is c.25 miles to the north-west.The surrounding towns provide a wide choice of recreational and shopping facilities whilst the larger centres of Bath and Bristol are within an hour's commuting distance.

Directions
From the town centre, proceed up the High Street passing St John's Church on the left. At the top of the hill turn right and continue to the mini-roundabout. Proceed straight ahead, signposted to Shepton Mallet and continue out of the town. After passing Millfield Prep School on your right, carry on towards the village of West Pennard, until you see our for sale sign on the left hand side.

Material Information
All available property information can be provided upon request from Holland & Odam. For confirmation of mobile phone and broadband coverage, please visit checker.ofcom.org.uk

Identity Verification
To ensure full compliance with current legal requirements, all buyers are required to verify their identity and risk status in line with anti-money laundering (AML) regulations before we can formally proceed with the sale. This process includes a series of checks covering identity verification, politically exposed person (PEP) screening, and AML risk assessment for each individual named as a purchaser. In addition, for best practice, we are required to obtain proof of funds and where necessary, to carry out checks on the source of funds being used for the purchase. These checks are mandatory and must be completed regardless of whether the purchase is mortgage-funded, cash, or part of a related transaction. A disbursement of £49 per individual (or £75 per director for limited company purchases) is payable to cover all aspects of this compliance process. This fee represents the full cost of conducting the required checks and verifications. You will receive a secure payment link and full instructions directly from our compliance partner, Guild365, who carry out these checks on our behalf.