The Plain, Badminton, GL9

Offering a rare combination of period charm, generous accommodation and long-term flexibility, the property would be particularly well suited to a growing family, multigenerational household or buyers who regularly welcome guests. Its generous reception rooms and sociable central spaces also make this a wonderful home for entertaining.

Although now enjoyed as one residence, Bacon House and Bacon Cottage retain their individual identities, separate entrances and two freehold title deeds. The accommodation flows naturally between the two sides, allowing everyone to live together while still providing valuable independence and privacy when required.

This unusual arrangement could be ideal for relatives, older children, guests or working from home. It may also offer the potential to create an annexe or more independent accommodation, subject to any necessary planning, building regulation, mortgage and legal requirements.

Throughout the home, modern comfort sits comfortably alongside its original character. Exposed Cotswold stone walls, timber beams, oak flooring and two wood-burning stoves create a warm and welcoming atmosphere, while the flexible arrangement allows the rooms to adapt as a family’s requirements change.

THE ACCOMMODATION

At the heart of the home is a welcoming breakfast area that provides a natural connection between the two original cottages. This central space works particularly well for informal dining, family life and entertaining.

On the Bacon House side, the principal sitting room is filled with character, featuring exposed stonework and a wood-burning stove. It provides a comfortable and inviting space in which to relax while remaining conveniently connected to the rest of the ground-floor accommodation.

The kitchen offers practical preparation and storage space and forms part of the sociable central area of the home. A useful ground-floor shower/utility room adds everyday convenience.

Upstairs on this side of the property are three bedrooms and a shower room, creating an ideal principal family area.

The adjoining Bacon Cottage side provides an impressive living and dining room measuring approximately 28'11" by 12'. This wonderfully versatile reception space features exposed beams, stonework and a double-aspect wood-burning stove. Its generous proportions make it perfect for family gatherings, dinner parties and entertaining friends.

A distinctive spiral staircase rises from this part of the house to two further bedrooms and a bathroom. These rooms could provide excellent accommodation for children, relatives or guests, while offering a greater degree of privacy from the principal bedrooms.

A light-filled conservatory/studio provides another highly adaptable room overlooking the courtyard. It could be used as a home office, creative studio, hobby room, playroom or quiet garden room.

OUTSIDE

The property enjoys a private courtyard-style garden, providing an attractive and manageable outdoor space for alfresco dining, summer gatherings and relaxing with family and friends.

The retained separate entrances to Bacon House and Bacon Cottage reflect the history of the property and further enhance the flexibility of its accommodation.

FLEXIBLE LIVING

One of the defining qualities of Bacon House is its ability to accommodate different generations and lifestyles under one roof.

The layout could work particularly well for:

• A growing or extended family
• Multigenerational living
• Older children seeking greater independence
• Visiting relatives and overnight guests
• Buyers working or running a business from home
• Separate creative, leisure or hobby areas
• A potential annexe, subject to the necessary consents

The two sides can be enjoyed as one spacious family home while still providing clearly defined living and sleeping areas.

LOCATION

Bacon House occupies a characterful position within the historic village of Hawkesbury Upton, surrounded by beautiful countryside within the Cotswolds National Landscape.

Hawkesbury Upton is a welcoming village with pubs, cafe, community shop, primary school and village hall all close by. The surrounding countryside provides numerous opportunities for walking, cycling and enjoying rural life.

The nearby towns of Tetbury and Chipping Sodbury offer a broader range of shops, cafés, restaurants and everyday amenities. The property is also conveniently positioned for access to Bristol, Bath and the M4 motorway, making it an appealing choice for buyers seeking a village lifestyle without feeling isolated.

TITLES AND COUNCIL TAX

Bacon House and Bacon Cottage are held under two separate freehold title deeds.

The seller has contacted South Gloucestershire Council and has been advised that the two legal titles may remain separate while the property is assessed as one dwelling for Council Tax purposes.

The current annual charges are:

Bacon House: £2,475.17
Bacon Cottage: £2,200.16
Current combined charge: £4,675.33 per annum

Based on the information provided to the seller, combining the two Council Tax assessments could produce an estimated saving of approximately £91 per month or £1,092 per annum. This would result in an indicative annual charge of approximately £3,583.33.

Any revised Council Tax band and charge would be subject to formal assessment and confirmation by the Valuation Office Agency and the relevant billing authority. Prospective purchasers should verify the position through their solicitor and make their own enquiries before exchange of contracts.

TENURE

Freehold. The property is held under two separate registered titles. Buyers should ask their solicitor to verify the title arrangements, boundaries, services and any associated rights or restrictions.