Description - A rare opportunity to acquire a spacious period detached farmhouse, that is being sold for only the third time in over 100 years!

Nestling in its own beautiful valley within some 16 acres is this exquisite small equestrian estate, in the riverside village of Hoarwithy with an active local community. Updated and extended to an extraordinary standard this is a wonderful five double bedroom family home. There are four stables, tack room, hay barn, modern 2880 sq.ft. Barn/store, all weather school and valuable pasture land.

Since their purchase in 1994 the vendors have invested a great deal of time, effort and expense in creating the extraordinary home we have today, providing some 5000 sq.ft. of living space. There are quality touches everywhere adding the best of modern architecture yet nothing detracts from the character of the original farmhouse. There are innumerable features but the heart of the home is an amazing living/family/kitchen.

Equestrians could ask for little more in terms of land and facilities, and there is excellent riding on the surrounding lanes and countryside. Standing in the rear garden, and looking up the valley, one can almost say that you own all you can see' nearly all boundaries follow the horizon. Although private and rural, the property is easily accessible. Ross on Wye and the M50 are less than 5 miles, the elevated property is only 150 metres from the river Wye. There are many delightful walks, as there are several well-regarded village pubs.

The property has excellent Eco' credentials with ground source heating, solar panels (with valuable feed-in tariff) and LED lighting throughout. Insulation levels far in excess of current regulations. All heating and lighting can be controlled via voice, apps or manually. The property is very economical to run and, together with the EV charging, has a VERY LOW CARBON FOOTPRINT.

Wide covered Oak Framed Porch. Windows and part glazed door to:

IMPRESSIVE RECEPTION HALL - Part tiled with wall hung WC, concealed cistern, circular stone handbasin with mixer taps on a shaped plinth. Downlights, Double glazed window.

FITTED CLOAKROOM - Part tiled with wall hung WC, concealed cistern, circular stone handbasin with mixer taps on a shaped plinth. Downlights, Double glazed window. .

BOOT ROOM/WINE ROOM - With double glazed front window with views towards the river. Coat pegs and built in 168 bottle wine rack.

DOMESTIC OFFICE/STUDY - Double aspect through double glazed windows including views towards the river. Built-in cupboards and shelving. Part glazed stable style door to the Garden Room.

OAK BEAMED DINING ROOM - A superb room linking the old and new parts of the house. Solid Oak flooring and ceiling beams. Double glazed side window and a pair of double-glazed doors out to the rear patio. Recessed lighting. Open access through to the Family Room/Kitchen and a pair of glazed doors through to:

CHARACTER BEAMED SITTING ROOM - Solid Oak flooring. Exposed oak ceiling beams. Recessed downlights. Decorative dressed stone fireplace with inset glass fronted wood-burner, raised hearth and mantle. A pair of double-glazed doors out to the rear patio. Double glazed double casement oak doors through to:

FINE GARDEN ROOM - Tiled floor with electric underfloor heating. Fully double-glazed, incorporating a pair of doors out to the rear gardens and terrace. Wall lights. Partially exposed beamed ceiling. Door to Study.

BOOT/ DOGS ROOM - Double glazed back door (leading out to concealed bin and oil tank area). Double glazed side window.

INNER HALL - With boiler cupboard and access to the:

EXTRAORDINARY OPEN PLAN LIVING/FAMILY ROOM AND KITCHEN - This is an amazing room with Travertine tiled floor throughout. It is cleverly designed, being partially underground with 2 huge glazed roof lanterns also a huge bank of bi-fold doors, that fully open, to the rear terrace. It comprises:- -

SPACIOUS LIVING/FAMILY ROOM An extensive and very versatile space with large roof lanterns and recessed downlights, stairs off to further bedrooms and stable yard, door to utility and second fitted cloakroom. Wide open access to:
THE OUTSTANDING KITCHEN & WALK IN PANTRY A workspace to satisfy the most demanding of cooks, light and airy with a large roof lantern and a vast bank of bi-fold doors opening to the patio. An extensive range of luxury hand-built auto opening kitchen units all have bespoke Corian' worktops and the centrepiece is a long island unit with an inset sink shaped out of the Corian and matching mixer taps and a Quooker' boiling water unit. The extensive further units incorporate a range of appliances including an extra wide professional quality Wolf' double oven range cooker, Wolf extractor hood, Sub-Zero built in fridge and freezer. Integrated Neff dishwasher and a pair of pull-out Neff warming drawers.

Off the Kitchen is a SUPERB WALK-IN PANTRY (every home should have one of these), with a range of open shelving with concealed lighting and a long worktop with extractor hood over. Door to PLANT ROOM with all the systems for the ground source heating, hot water and underfloor heating.

At the opposite end of the Family Room is a:

LARGE UTILITY ROOM - Extensive range of worktops incorporating a single drainer stainless sink. Recess and plumbing for automatic washing machine. Fitted Cupboards & drawers and shelf space and room for ironing etc.

FITTED CLOAKROOM - With part tiled walls, automatic lighting and wall hung W.C., designer basin unit with circular bowl, mixer taps and mirror.

ON THE FIRST FLOOR - THE FARMHOUSE - Approached over the staircase from the Reception Hall to the LANDING with Linen cupboard.

THE OUTSTANDING FRENCH' MASTER BEDROOM SUITE comprising; - BEDROOM ONE A lovely bright and airy room with two aspects including a wide window with seat. In this area is a free-standing cast iron ball & claw foot double ended bath with free standing mixer taps and shower attachment. Chandelier over. Custom made vanity unit with a pair of his and her basins set into a marble top with cupboards and drawers beneath. Various wall lights and recess lighting above.

LARGE DRESSING ROOM Extensive range of six built-in wardrobes, cupboards and drawers. Double glazed window looking over the rear gardens down the valley. Chandelier.

EN-SUITE SHOWER ROOM Partly tiled. Including a fully tiled walk-in thermostatic shower with both adjustable height and deluge shower heads. Recessed downlights. Wall hung W.C. With concealed flush, automatic heated seat and bidet function. Double glazed side window.

BEDROOM TWO - Double glazed window with views across the front garden towards the river.

BEDROOM THREE - Double glazed front window with views towards the river. Built-in wardrobe cupboard.

FAMILY BATH/WET ROOM - With large sunken double bath set into a fully tiled surround with mixer taps and thermostatic shower attachment. Schlock' wall hung vanity units comprising basin, mixer tap with mirrors concealing medicine cabinets and shelving with recessed lighting. Wall hung W.C. With concealed flush. Large thermostatic shower with hand-held and fixed deluge head. Recessed downlights. Heated & Electric towel rails. Underfloor heating.

EN-SUITE BEDROOMS 4 & 5 - The approach is off a second landing with the internal approach by stairs from the Family Room and with external door out to the stables and upper terrace.

Off the landing is a KITCHEN/TACK ROOM for the Stables. - The bedrooms comprise:

BEDROOM FOUR - At ground floor level off the upper terrace with a pair of double casement doors to this terrace. High level double glazed rear windows. T.V. Point. Ample power points. Built-in wardrobe. Underfloor heating.

LUXURIOUS WALK-IN FULLY TRAVERTINE TILED WET-ROOM with a wide vanity unit, basin with mixer taps, mirror and illuminated lighting over. Walk-in thermostatic shower with glazed screen with hand held and deluge shower heads. Chrome plated electric towel rail and a recess with a wall hung W.C. Concealed cistern. Electric shaver point. Underfloor heating.

On the next level, approached by stairs from the Upper Lobby is:

BEDROOM FIVE - A luxurious Bedroom with built-in wardrobe. Double glazed window overlooking the rear gardens, two double glazed Velux roof lights. Underfloor heating and door to:
FULLY TRAVERTINE TILED BATHROOM With white suite comprising panelled bath with mixer taps and adjustable thermostatic shower over. Large basin with mixer taps. Electric shaver point. Wall hung W.C. With concealed cistern. Double glazed Velux roof light. Underfloor heating. Double glazed window with views towards the river.

AGENTS NOTE: - Part of the land has an ancient footpath running through it. Further information available through the Agent.

Outside - THE DRIVE & FORMAL GARDENS The property is approached via an automatic gated entrance with security phone system onto a block paved drive leading onto an extensive parking and turning area in front of the house and leading to the open fronted THREE CAR GARAGE, built in keeping with brick and block and clad in black weather boarding with oak posts, concrete floor, high roof, power points, light socket and EV chargers.

The front gardens, to the side of the drive are laid to lawn with clipped hornbeam hedge borders. A side gate leads to the rear of the house and steps rise through a landscaped area.

To the rear is a wide terrace on two levels with a south and west aspect, a real sun-trap. Off to one side is a semi-circular BBQ area. (wiring for a hot tub). Beyond the terrace is an extensive area of formal lawned garden with flower and shrub borders at the centre of which is a feature Pussy Willow underplanted with spring bulbs.
THE PURPOSE-BUILT BRICK STABLE BLOCK AND HAY BARN VALUABLE PASTURE, LARGE MODERN BARN & ALL WEATHER SCHOOL The Outbuildings, stable and Paddocks have their own separate drive entrance from the road, again controlled by a security gated entrance.
Convenient to the rear of the house is an excellent brick and block built STABLE BLOCK with four Loose Boxes all facing a concrete yard with TACK ROOM and a HAY BARN with LOFT and WC. Vehicular access is off the second drive and there is ample space to park a horsebox. A feature here is a sunken sloped access for a trailer so manure can be loaded directly off the yard.
Off the same second drive, towards the fields is a further large parking area and access to a LARGE MODERN BARN/SHED/HANGER (about 80' x 36', imported from Canada) with a tall pair of sliding double doors, concrete floor, skylights, fitted cupboards and sink, lights and power points throughout. A superb building, once housing over 10 classic cars and good enough for a Helicopter! Close to this barn is a vegetable area, greenhouse and fenced soft fruit area/chicken coup and run.
The land is divided into five main Paddock Areas, all with water troughs and a FENCED ALL WEATHER OUTDOOR SCHOOL. The land is contained in a delightful secret valley' rising gently away from the house towards the west. Off to one corner of the land are a bank of south-facing 8KW PV panels. There are no above ground electric poles/cables on the property, all having been re-located underground.

HISTORICAL NOTE There was a ferry across the river at Red Rail until the mid nineteenth century, excavations in 1969 indicate the route may have dated back to Roman times. There have almost certainly been buildings on this site for centuries, although a tithe map of 1842 describes the property as derelict.

Around the time of the First World War the property was acquired by the Henry Langford and family. The vendors bought from the estate of Reg Langford, son of Henry, in 1994.This will be only the third sale in well over 100 years.


Part of the land has an ancient footpath running through it. Further information available t

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