Castle Frome, Ledbury, Herefordshire, HR8

Summary of Features

* 4 bedrooms, main with smart en-suite plus a family bathroom * Country-style fitted Aga kitchen/breakfast room with central island & flagstone floor * Open plan dining/living rooms with feature wood-burning stove & mezzanine study * Generous garden and grounds with fenced paddock * Ample parking, detached garage with carport * Secluded location with private access track (shared)

Location

* Mileages: Ledbury & Bromyard within 6½ miles, Malvern 10 miles, Hereford 13 miles, Worcester 15½ miles, Cheltenham 35 miles, Birmingham 45 miles * Road: M50 (Jct 2) 11 miles, M5 (Jct 8) 22 miles * Railway: Ledbury, Malvern, Hereford * Airport: Birmingham (52 miles Miles), Bristol (76½ Miles)

Acreage

In all about 0.82 Acres.

Situation

Old Birchend Barn is tucked away in a peaceful rural location with outstanding elevated views across traditional apple orchards and the surrounding Herefordshire countryside; towards the wooded hills of Marcle Ridge to the south and the Black Mountains & Hay Bluff to the west. The property is privately located down a long private track, well away from main roads yet easily accessible for Ledbury and the commercial centres of Hereford, Worcester and Birmingham, with excellent commuter links to the rest of the country.

Old Birchend Barn

* Originating from the 17th Century, this traditional timber framed barn was converted to a dwelling around 2001 and retains many original features, with fine structural timbers on display. * This characterful barn conversion is Grade II Listed and forms part of a cluster of three dwellings, the main farmhouse and two barn conversions. Presented in excellent condition, this building has been well maintained by the current owners. * The country style fitted Aga kitchen is the heart of this home with flagstone flooring, a central island and a built-in pantry providing a useful culinary store. Stairs from the kitchen lead to the first-floor main bedroom

Old Birchend Barn (continued)

* An impressive front entrance door opens from a fully glazed former cartway, providing plenty of natural light to the open plan dining room and adjacent sitting room, the latter with a feature wood burning stove adding to the charm of this welcoming home. A galleried mezzanine floor provides a further reception or study area. * Beyond the kitchen is the utility and boot room with separate WC and rear door. A hallway leads to three ground floor bedrooms and the family bathroom, with patio doors opening to the sheltered front courtyard garden.

The Outside

* A gravelled driveway provides ample parking in front of the barn and garage, the latter with a lock up room and carport with log storage. * There are formal lawns to either side of the barn, with mature borders and planting proving an established and attractive garden. * A fenced paddock to the rear of the property is now a well-tended natural pasture with mown paths and seating areas. A viewing deck at the top of the paddock provides fabulous views to the Black Mountains and surrounding countryside.

The Outside (continued)

* The discreet access track provides an enticing approach to this home; only a short drive from the nearest road but with a sense of anticipation as you drive down through a wooded area and the vista opens across orchards and the east Herefordshire countryside.

Material Information

Services

Mains electricity & water (metered), private septic tank drainage, LPG Aga & central heating.

Broadband

Airband account providing c.125 Mbps d/l.

Mobile Phone Signal

Good via mainstream networks.

Local Authority

Herefordshire Council: .

Council Tax

Band “G” (£4,243 for 2026/27).

Tenure

Freehold.

Construction

Timber frame and inset panels under a slate roof.

Listing

This property is Grade II Listed.

Planning Permission

Not aware of any current or outstanding permissions.

EPC

Rated "E".

Flood Risk

There is no known flood risk to this property.

Access

The property enjoys a right of way over the access track with an informal maintenance arrangement to pay one fifth of the periodic repair costs, split between the 3 neighbours and owning farmer. The cost equates to about £400 pa.

Access Rights

There are no public rights of way over this property. The neighbouring property has a right of way over the rear drive, used infrequently.

Covenants

None of which the Vendor or Agent are aware.

Landscape & Conservation Areas

This property is not within a National Landscape or Conservation Area.

Buyers Purchase Fee

Please note that buyers are required to pay a Purchase Fee of £300 (inc. of VAT) to Grant & Co on offer acceptance, to process a new transaction.

General Information

Schools

* Primary: Bosbury (3 miles), Ashperton (4 miles) & Ledbury * Secondary: Ledbury, Bromyard & Malvern. See & Independent: Colwall, Malvern, Worcester and Hereford. Further information available at:

Local

The popular village of Bosbury has a charming 12th century Church, primary school, cricket club and village Inn, with the village hall being a focal point for the community and offering a variety of clubs and events. There is also a good country pub at Staplow and an excellent Doctors surgery and village shop in Cradley. This property is well placed for the local centres of Malvern, Ledbury and Worcester, which are easily accessible and offer comprehensive shopping and leisure facilities.

Recreational

The surrounding area offers a wide range of outdoor sports and activities, with the Malvern Hills and the Wye Valley within easy access. Ledbury itself is renowned for its annual Poetry Festival and Malvern is home to a well-respected Theatre. The Three Counties Showground at Malvern holds a wide variety of year-round events; from national garden shows, concerts & antique fairs to agricultural and equestrian events. Eastnor Castle is close by and is host to a range of seasonal events through the year. Additional cultural and recreational activities can be found in Worcester, Cheltenham and Birmingham, which are all within easy access.

Directions - HR8 1HF

From Ledbury take the B4214 towards Bromyard and after about 3½ miles bear left just before Bosbury, remaining on the B4214 signposted to Hereford/Bromyard. Continue for about 1¾ miles and on the right-hand bend, turn left beside Birchend Lodge. Proceed along the gravel track and down the hill, Old Birchend Barn is the first property on your right-hand side.

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Viewings

By prior appointment only via Grant & Co Estate Agents on .

Agents Notes

Grant & Co and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. The Agents have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Fixtures & Fittings Unless mentioned specifically all fixtures & fittings are excluded from the sale.