Hop Pole Green, Leigh Sinton, Malvern

A substantial detached family home with generous accommodation, beautifully landscaped gardens and outstanding views across the surrounding countryside.

• Positioned in the sought-after village of Leigh Sinton, the property offers over 1,800 sq ft of thoughtfully arranged accommodation.

• Three generous reception rooms provide excellent flexibility, including a dual-aspect living room opening onto the garden, a formal dining room and a separate snug or home office.

• The newly refurbished breakfast kitchen features Shaker-style cabinetry, quartz worktops, high-quality integrated appliances and French doors leading directly into the rear garden.

• Five well-proportioned double bedrooms, two with en suites, are arranged across the first floor, with extensive built-in storage and attractive views from several of the rooms.

• A block-paved driveway provides off-road parking for two vehicles and leads to the integral double garage, which benefits from an electric door, power and lighting.

• The beautifully landscaped rear garden features a summer house, water lily pond and direct access onto open countryside, with far-reaching views, spectacular sunsets and an abundance of visiting wildlife.

• Superb access to local amenities, schooling and road links makes this an ideal location for families seeking village life with countryside surroundings.

The kitchen
Recently refurbished by Dream Doors, the kitchen is fitted with an extensive range of Shaker-style cabinetry complemented by quartz worktops, recessed drainage grooves and full-height splashbacks. A Franke one-and-a-quarter bowl sink incorporates a brass hot-water and filtered-water tap, together with a waste disposal unit.

Integrated appliances include a Samsung Smart Flex induction hob and coordinating extractor, a Bosch oven and combination microwave, a fridge freezer and a dishwasher. French doors open directly onto the rear garden, while a separate utility room provides additional storage and laundry space.

The living room
A generous principal reception room centred around a brick fireplace with an oak mantel and coal-effect gas fire. French doors open onto the rear garden and draw in views towards the countryside, while an additional side window brings further natural light into the room. Decorative coving completes the space.

The dining room
Glazed double doors open from the entrance hall into a well-proportioned dining room overlooking the rear garden. Karndean wood-effect flooring and decorative coving continue the finish found across the principal reception spaces, while its close proximity to the kitchen is ideal for family meals and entertaining.

The snug
A versatile reception room with a wide bay window overlooking the front of the property. Currently arranged as a workspace, it would work equally well as a snug, playroom or dedicated home office. Karndean wood-effect flooring and decorative coving complete the room.

The utility
Positioned immediately off the kitchen, the utility room offers additional fitted storage, work surfaces and a sink, together with space and plumbing for laundry appliances. The boiler is also housed here, and a half-glazed door provides direct access to the side of the property.

The entrance hall and cloakroom
The spacious entrance hall creates an impressive introduction to the home, with Karndean wood-effect flooring and a striking oak staircase rising to the first floor before dividing at the landing. Two built-in cupboards provide useful storage, while glazed double doors lead into the main reception rooms. The cloakroom is fitted with a WC and hand basin, complemented by part-tiled walls and a tiled floor.

The landing
The staircase rises to a notably spacious landing connecting all five bedrooms and the family bathroom. An oak balustrade continues around the stairwell, while a front-facing window brings natural light into the centre of the first floor. An airing cupboard houses the pressurised hot-water cylinder.

The primary bedroom
The primary bedroom is a generous double bedroom with a range of built-in wardrobes and a separate walk-in storage cupboard. Dual windows looking over the frontage provide ample natural light and the room also benefits from its own en suite shower room.

The primary en suite
The en suite includes a tiled shower enclosure, WC and pedestal wash basin, complemented by part-tiled walls and a heated towel rail. An obscure side-facing window provides natural light and ventilation.

The second bedroom
A further spacious double bedroom enjoying far-reaching views across the open countryside to the rear. Built-in wardrobes and drawers provide extensive storage, while a pull-down ladder gives access to the fully boarded loft. The room also benefits from its own en suite shower room.

The second bedroom en suite
The en suite is fitted with a tiled shower enclosure, WC and pedestal wash basin, with an obscure window providing natural light and ventilation. Part-tiled walls and a heated towel rail complete the room.

The third bedroom
A spacious double bedroom positioned at the front of the property, with a broad window bringing plenty of natural light into the room. Built-in wardrobes provide useful storage.

The fourth and fifth bedrooms
Two further double bedrooms complete the sleeping accommodation. Both rooms include built-in wardrobes, offering extensive storage, and benefit from garden and countryside views.

The bathroom
The family bathroom is fitted with a panelled bath and shower attachment, a separate shower enclosure, WC, bidet and pedestal wash basin. A full-width mirror enhances the sense of space, while an obscure window provides natural light and ventilation.

The loft
The substantial loft provides an impressive amount of additional space and has already been prepared with a future conversion in mind. Fully boarded and extending across much of the footprint of the house, it is currently accessed for storage but offers significant potential to create further living accommodation. A permanent staircase would need to be installed, with any conversion subject to the necessary building regulations and consents.

The garden
The beautifully landscaped rear garden offers a variety of spaces for relaxing, entertaining and gardening. A broad patio extends across the rear of the house, with lawns beyond framed by well-stocked borders, mature shrubs and a selection of fruit and ornamental trees.

A central water feature adds further interest, while a pond with water lilies provides another attractive feature within the garden. A summer house sits amongst the planting, and the garden attracts an abundance of wildlife, with regular visitors including hares, deer, owls and a variety of birdlife. A gate in the rear boundary opens directly onto the adjoining fields and footpaths, with gated access also available along both sides of the house. The open outlook to the rear provides far-reaching views across the surrounding countryside, with the garden enjoying particularly striking sunsets throughout the year.

The driveway and parking
A block-paved driveway provides off-road parking for two vehicles and leads to the integral double garage, which has an electric door, power and lighting. The established front garden includes areas of lawn, mature trees, shrubs and planted borders.

20 Hop Pole Green is situated within the village of Leigh Sinton, a well-regarded rural village on the outskirts of Malvern. The village benefits from a range of local amenities including a primary school rated Outstanding by Ofsted, a public house and a village store with post office. The nearby town of Malvern offers a comprehensive range of shops, restaurants, leisure facilities and further schooling across all age groups. The property is well placed for access to the motorway network and enjoys outstanding views over the surrounding open countryside, making it an appealing choice for those seeking a quality family home in a peaceful rural setting.

The property benefits from mains gas, electricity, water and drainage.

Broadband Speed: Ultrafast broadband available. Download speeds up to 1800 Mbps and upload speeds up to 220 Mbps (source: Ofcom checker).

Mobile Coverage: Likely available from EE, Three, Vodafone and O2 (source: Ofcom checker).

Flood Risk (Long-term forecast): According to the Environment Agency's long-term flood risk data, the property is currently at very low risk for river and surface water flooding.

Council tax band G

Reservation Fee - refundable on exchange

A reservation fee, refundable on exchange, is payable prior to the issue of the Memorandum of Sale and after which the property may be marked as Sold Subject to Contract. The fee will be reimbursed upon the successful Exchange of Contracts.

The fee will be retained by Andrew Grant in the event that you the Buyer withdraws from the purchase or does not Exchange within 6 months of the fee being received other than for one or more of the following reasons:

1. Any significant material issues which individually are more than 1% of the agreed purchase price and are highlighted in a survey and were not evident or drawn to the attention of you, the Buyer, prior to the Memorandum of Sale being issued.
2. Serious and material defect in the seller’s legal title.
3. Local search revealing a matter that has a material adverse effect on the market value of the property that was previously undeclared and not in the public domain.
4. The vendor withdrawing the property from sale.

The reservation fee will be 0.5% of the accepted offer price for offers below £800,000 and 1% for offers of £800,000 or over. This fee, unless specified otherwise, is payable upon acceptance by the vendor of an offer from a buyer and completion of an assessment of the buyer’s financial status and ability to proceed.

Should a buyer’s financial position regarding the funding of the property prove to be fundamentally different from that declared by the buyer when the Memorandum of Sale was completed, then the Vendor has the right to withdraw from the sale and/or the reservation fee retained. For example, where the buyer declares themselves as a cash buyer but are in fact relying on an unsecured sale of their property. The reservation fee will not be refunded where there is an inability on the part of the Buyer to raise any required mortgage after the Memorandum of Sale is completed.

Once the reservation fee has been paid, any renegotiation of the price stated in the memorandum of sale for any reason other than those covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be levied on any subsequent reduced offer that is accepted by the vendor. This further fee will be subject to the same conditions that prevail for all reservation fees outlined above.

Compliance and Verification Fee

A Compliance and Verification Fee of £85 plus VAT (£102 inc VAT) per individual purchaser or related party requiring anti-money laundering, identity, source and proof of funds or financial verification checks is payable upon acceptance of an offer and receipt of the reservation fee.

This fee represents the cost of compliance administration and verification services undertaken in connection with the proposed purchase including anti-money laundering checks, sanctions screening, source of funds verification, proof of funds checks and associated compliance procedures.

The Compliance and Verification Fee shall be deducted from the reservation fee monies held by Andrew Grant.

No compliance or verification work shall be commenced until the reservation fee has been received in cleared funds.

The Compliance and Verification Fee becomes due immediately upon acceptance of the offer and receipt of the reservation fee and shall become non-refundable once any compliance or verification work has commenced, irrespective of whether the transaction subsequently proceeds to Exchange of Contracts or completion.

Where all or part of the reservation fee is refundable under the reservation fee terms, any Compliance and Verification Fees incurred shall first be deducted from the monies returned.