Summary of Features

Beautiful and substantial detached, period house (3,682 sq ft)
The farmhouse accommodation is situated over three floors
6 double bedrooms, 3 with en-suite and a separate shower room
Spacious kitchen/breakfast room, utility/boot room, WC, and cellar
3 generous receptions rooms and spacious entrance hall
Attractive garden, enclosed courtyard, vegetable garden and woodland area
Driveway and ample parking
3 additional cottages and barn also available by separate negotiation
Adjacent land (c. 14 acres) with equestrian facilities available separately

Acreage

In all c. 2.98 Acres

Situation

The attractive rural village of Much Marcle is situated in south Herefordshire between the traditional market towns of Ledbury and Ross-on-Wye. The area is surrounded by rolling countryside dotted with pastureland and cider apple orchards, for which the region is well known. This part of Herefordshire is still very much a rural community with a timeless appeal, but also benefits from excellent communication links to the rest of the country.

Bodenham Farmhouse

Bodenham Farmhouse is understood to date back to the 17th Century and was originally the Home Farm for Homme House and the Estate, which is situated nearby.
The property has later, Georgian additions which contribute to the wonderful array of original features that complement this beautiful home, and include exposed beams, original floorboards, plaster mouldings/cornicing, fireplaces, windows, and doors.
The front door leads through into the main entrance hall and to the two, separate reception rooms, located either side; a beautifully light and spacious drawing room with a fireplace with flagstone hearth (potential for the installation of a wood-burner, subject to the necessary permissions), and a well-proportioned dining room, also with an attractive, original fireplace. Both rooms have fabulous arched windows, and have window seats overlooking the front garden.

Bodenham Farmhouse ctd.

A generous kitchen/breakfast room provides plenty of storage and there is ample space for a table and chairs. The kitchen benefits from an gas/electric range cooker, a dishwasher, a fridge and is open to the rear sitting/family room with wood-burner and French doors leading out to a walled courtyard and seating area.
The cellar can be accessed internally off the kitchen, or externally from the parking area. This is a good, dry cellar providing excellent storage, which has historically been used as a home office and offers a useful, flexible space.
Off the rear lobby, there is a good-sized utility room which provides additional storage, plenty of room for coats and boots, and space for a washing machine, tumble dryer and fridge-freezer. There is also a separate, downstairs WC.

Bodenham Farmhouse ctd.

A beautiful, wide staircase leads up to a split landing where there are four generous double bedrooms, three with en-suite bath/shower rooms and one with built-in storage/wardrobes.
A further staircase leads up to the second floor, where there is a large landing area, which could be utilised as a further sitting room to the two double bedrooms, which both have built-in wardrobes. There is also a separate shower room which services both rooms.
The top floor is a versatile space and offers potential to create a fabulous bedroom suite, to include a bedroom, sitting room, dressing room and bathroom.

The Outside

The property is approached off the main road via a gated driveway which leads up to Bodenham Farmhouse and the parking area, which has space for several vehicles.
The main garden lies to the front of the property, which is set well back from the road, and is mainly lawn complemented by a variety of established, mature trees and shrubs. There is further scope for keen gardeners.
There is a lovely woodland area lying to the rear of the property which also has the vestiges of the old driveway leading to Homme House (disused for many years), a wonderful piece of history.

Services

Mains water and mains electricity. Shared private drainage (Septic tank/Treatment plant). Oil-fired central heating.

Broadband

Standard broadband is connected (c. 26 Mbps). Fastershire in the process of being obtained.

Council Tax

Band "G" (c. £3,451.72; 2022/23)

Local Authority

Herefordshire Council: 01432 260000.

Tenure

Freehold.

Listing

Bodenham Farmhouse is Grade II Listed.

EPC

Exempt (due to Listed status).

Schools

Primary: Much Marcle, Ashperton & Ledbury
Secondary: Ledbury & Ross-On-Wye. For further information visit www.herefordshire.gov.uk
Independent: Colwall, Malvern, Worcester, Cheltenham, Hereford & Monmouth have some excellent independent schools. For further information visit www.isc.co.uk

Local

The village of Much Marcle has a good range of amenities including 3 pubs, village hall, a Church and a primary school. The attractive market towns of Ledbury and Ross-on-Wye are easily accessible and provide a wider range of amenities to meet most day-to-day requirements, including supermarkets, doctor's surgeries, cottage/community hospitals, theatres, and a rail station in Ledbury with a direct line to London. More comprehensive retail options can be found at Hereford, Worcester, and Cheltenham, all within easy travelling distance.

Recreational

The area offers a wide range of outdoor sports and activities, with the Malvern Hills and Wye Valley within easy access. Ledbury is renowned for its annual Poetry Festival, and there are a variety of local and traditional events held in the region throughout the year. Hellen House (Much Marcle) and Eastnor Castle (Eastnor) are both seasonally open to the public and hold a wide variety of tours, concerts, and events. The Three Counties Showground (Malvern) hosts a wide variety of events including the RHS Spring & Autumn Garden Shows and the Royal Three Counties Show.

Additional Information

Additional land (c. 14 acres) with equestrian facilities is available by separate negotiation. Please contact the Agent for further information.

Postcode

HR8 2NJ.

Directions

From Ledbury: Take the A449 Ross Road Southwards out of Ledbury, passing Ledbury RFC on the right-hand-side. Continue along the A449 for 5 miles until reaching the village of Much Marcle. Continue for a further 3/4 of a mile, the driveway entrance to the property can be found on the right-hand-side. Turn into and continue up the driveway to the parking area located to the front and to the right-hand side of the property.

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Viewings

By prior appointment only via Grant & Co Estate Agents on 01531 637341.

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.