Woolston, North Cadbury, Somerset, BA22

An attractive, extended Georgian country property with annexe, paddock and barn, set in a rural hamlet close to amenities.

PROPERTY
A much-loved home for 20 years, Hill Ash Farm House is a most appealing, extended family property, Grade II listed and constructed of cut Cary stone, rendered and brick elevations under a part-thatched, but predominately tiled roof.

Dating from the early eighteenth century, the original property brims with period character which has been enhanced by some wonderful
bespoke internal joinery and engineered oak flooring. The front door leads to an entrance hall with cloakroom off it, and then either to the kitchen or to the original south facing part of the
house where the two front rooms are elegantly proportioned. A large stone inglenook occupies the far end of the sitting room, and there are impressive flagstones, while the music room/snug
has plenty of storage and a further stone fireplace (please note the fireplaces are currently not used).

From here, the property opens up into an excellent oak-framed family/dining room with
a lantern letting in plenty of light and French doors spilling onto the terrace. The bespoke kitchen is very much part of this extension, having been incorporated to create an open social space with underfloor heating throughout. With a well-designed layout and attractive units, the kitchen has a quartz worksurface and central island. There is an integral dishwasher, electric range cooker and space for a fridge/freezer, with a useful pantry tucked away in the corner.

As small flight of steps leads up to the rear hall, off which is the utility room and doors exiting to each side of the property.

On the first floor are five bedrooms, three of which are good doubles, with the main and guest bedrooms both having ensuites and the family bathroom serving the rest. From the beautifully elm-floored main bedroom, a door provides access to a large loft space with plenty of room for storage.

ANNEXE
The annexe is approached from the rear hall, up a flight of steps and into a large open sitting area with a kitchen in the corner and a wet room and study/bedroom off it. There are French doors opening to both parking at the front and a terrace at the rear, and stairs rise to a large mezzanine bedroom with skylights and a wc. This part of the property can either be incorporated
into the main house, or utilised as separate accommodation for extended family or an income stream.

OUTSIDE
The property is approached from the lane, over a cattle grid and via a private drive to the lower gravelled parking and turning area, with a double garage. Access to the paddock and further parking is beyond this, while the garden curtilage wraps around the house, laid to lawns and with planted beds, shrubs and mature yew and broadleaf trees. A laurel hedge forms the
southern boundary, and to the west and separated by a beech hedge is a sunken garden, gravelled, with shrubs, hedging and a
pond over which stands a Japanese-style bridge.

The upper section of parking is extensive. Here there is direct access to the Annexe and a timber-framed, corrugated barn (offering potential subject to consent), with loose boxes inside
and power. Beyond a lawn and mature trees, the stock proofed paddock stretches to the north west and is a most attractive piece of land with water connected.

DIRECTIONS (BA22 7BL)
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Heading west on the A303, go past the turning to Wincanton and some three miles on take the minor turning signposted Blackwell. Follow the lane for a very short while and then turn right signed Woolston. Continue along this lane for about 2 miles and turn left at the T junction into Woolston. Hill Ash Farm House can be found almost immediately on the right on the corner of the junction with Dodinall House Road.

TENURE
Freehold

SERVICES
Mains water and electricity, private drainage, oil fired central heating (electric heating in annexe).

Broadband: Full fibre connection.
Upload 1000 mbps, download 1000 mbps
Mobile signal:
Outdoor good, Indoor variable

OUTGOINGS
Council tax band G

EPC
Energy Efficiency Rating: E (54)
(Please refer to the Agents for the complete EPC)

LOCAL AUTHORITY
Somerset Council.

The property is subject to Council Tax Band: F (£3,501.96 2026/27)

FIXTURES AND FITTINGS
Unless specifically mentioned, all fixtures & fittings and garden ornaments are excluded from the sale. Some items may be available by separate negotiation.

VIEWINGS
Strictly by appointment with Rural View