An enchanting countryside retreat that captures the essence of rustic elegance. Nestled amidst picturesque grounds, this exceptional property presents a remarkable opportunity for those seeking a truly extraordinary home.

• Tranquil countryside retreat
• Grade II listed with charming period features
• Spacious Coach House annex with billiard room
• Well-equipped farmhouse-style kitchen
• Utility room and cloakroom
• Master with ensuite
• Long sweeping driveway providing ample parking
• Extensive gardens and paddock
• Sizeable barn and stable block
• Garage and workshops

This stunning property offers a delightful arrangement of rooms across two floors. The ground floor showcases a captivating dining hallway with an inviting inglenook fireplace, a family room with a staircase, a sitting room with stunning views, a well-equipped farmhouse-style kitchen, a utility room, and a spacious double bedroom.

Upstairs, the first floor presents a master bedroom with garden views and an ensuite shower room, a house shower room, a further four bedrooms, and a generous family bathroom.

Outside, the exterior of this remarkable property boasts expansive grounds surrounded by mature trees, creating a tranquil and private setting.

Meticulously cared-for formal lawned gardens at the front lead to a sweeping driveway, while pathways guide you to an expansive rear lawn. Additional features include a garage with a spacious Coach House above, a black and white barn, a stable block, and a paddock, making it an ideal retreat for nature lovers and equestrian enthusiasts alike.

Acton Manor presents a unique opportunity to own a stunning countryside retreat with abundant character, charm, and picturesque surroundings. This property is truly an exceptional find, combining traditional elegance with modern comforts to create an idyllic living experience.


Entrance
As you step through the traditional wooden front door into the vestibule, you are greeted by a captivating dining hallway adorned with rustic beams on the walls and ceilings. The centrepiece of this inviting space is a beautiful inglenook fireplace with a wood burner, creating a warm and welcoming atmosphere.

There is flagstone flooring, dual-aspect windows and doors and ample room for a large dining table and chairs.


Family room
To the right-hand side of the dining hallway, you will find a family room boasting rustic beams, a staircase leading to the first floor, and a window overlooking the rear.


Sitting room
This room seamlessly flows into the spacious sitting room, which captures stunning views of the grounds through its windows to the front and side aspects.

The focal point of the sitting room is a delightful fireplace with a stove, adding a touch of elegance to the space.


Hallway
Across from the dining hallway, a door grants access to a hallway that serves as an additional entrance to the property. This well-proportioned hallway features quality wooden flooring, a window to the side, and a staircase leading to the first floor.

It also provides access to a convenient cloakroom comprising a WC and washbasin, as well as the kitchen and a ground floor bedroom which would make an ideal play room or family snug.


Kitchen
The rear-facing kitchen is a true culinary haven, showcasing farmhouse-style wooden wall and base units with worktops, a sink with a drainer and mixer tap, and integrated appliances including two eye-level ovens, built-in microwave, a hob with an extractor over, and a dishwasher.

The kitchen exudes character with its large open fireplace, ceiling beams, and traditional tiled flooring.

There are two windows overlooking the side garden and ample space for a dining table and chairs.

A utility room adjacent to the kitchen offers additional storage space and provisions for a washing machine and dryer, while the adjacent boiler room provides easy access to the outside.


Bedroom six
Completing the ground floor is a generously sized double bedroom featuring wooden flooring, beams on the walls and ceiling, and two windows to the front, allowing an abundance of natural light to fill the room.

This room would make an excellent play room due to its proximity to the kitchen, or as a family snug.


First floor
Ascending to the first floor, you will find beautiful beams that add character and charm throughout the upper level. The first floor can be accessed via staircases located in both the family room and the hallway.

The landing, accessed from the family room, leads to an impressively spacious family bathroom, the master bedroom, and bedroom two.


Master bedroom
The master bedroom boasts a spectacular vaulted ceiling and offers breathtaking garden views through three front-facing windows.

A concertina door leads to an ensuite shower room with modern fixtures including a low-level WC, a washbasin, and a shower cubicle, as well as tiled flooring and a chrome towel radiator.


Family bathroom
The generously proportioned family bathroom is a haven of relaxation, featuring ample built-in vanity storage, a WC, a washbasin, a bathtub, and a built-in wardrobe.

Tiling on the flooring and splashbacks, as well as a chrome towel radiator, enhance the functionality and style of the room.


Bedroom two
Bedroom two, located between the two landings, offers versatility and flexibility. With a window to the front and an adjoining door leading to the second landing area, this double room provides ease of access and ample space.

The second landing grants access to a house shower room and the remaining bedrooms. Bathed in natural light from the side-facing window, this landing area creates a welcoming ambience.


Bedroom three
Located at the rear, bedroom three offers a comfortable double room and features two windows to the side and a built-in storage cupboard.


Bedroom four
Bedroom four, situated at the front, boasts windows overlooking the front lawn and a bank of fitted wardrobes.


Bedroom five
A fifth double bedroom with plenty of built-in shelving and cupboard space and a window to the side completes the upper level.


Gardens and grounds
The property's expansive grounds are a remarkable sight. The formal lawned garden to the front, flanked by a long sweeping driveway, exudes elegance.

Meticulously cared for and thoughtfully planted, the gardens surrounding the property burst with an array of vibrant colours.
Pathways on either side lead to the rear, where an expansive lawned area is secluded by mature trees, providing a private oasis.

On the right-hand side, natural areas create a sanctuary for nature and a haven for children's play and exploration. From here, a sizable paddock awaits the equine enthusiast, offering ample space for equestrian activities.

An inviting covered decked area within this garden is perfect for hosting barbecues and outdoor gatherings.

To the left-hand side of the property, the gardens encompass a lawned area, offering access to a substantial black and white barn and stable block which subject to any necessary listed buildings consents or planning permissions would make an ideal development project.


Coach House
Also located to this side of the property is the Coach House. The Coach House presents an exceptional opportunity with its versatile layout and superbly designed spaces.

There is an arrangement of three garages on the ground floor, one of which offers the convenience of a secure store and a WC, ensuring both practicality and ease of use.

In 2014, the remaining space was converted into a remarkably spacious two-bedroom annexe.

Inside, there is an inviting entrance hall and an expansive sitting room on the ground floor. Upstairs, there are two well-appointed double bedrooms, a kitchen and a shower room.


Agents note
The barn is subject to an overage provision for 30 years from 2013 and would require a payment of 40% of the increase in value if sold separately from the main property. This overage provision is specifically tied to the increase in value resulting from obtaining planning permission, rather than the actual development of the barn itself.

Acton Manor benefits from full central heating via ground source heat pump, LPG, mains electricity and water and private drainage to septic tank.

Council tax band H

Reservation Fee - refundable on exchange

A reservation fee, refundable on exchange, will be payable by the Buyer to Andrew Grant Sales Limited prior to issuing the Memorandum of Sale and marking the property as Sold Subject to Contract. This fee will be reimbursed upon Exchange of contracts.

In the instance the Seller withdraws from the sale the fee will be returned to the Buyer. The fee will be retained by Andrew Grant Sales Ltd to cover costs in the event the Buyer withdraws from the purchase or doesn't Exchange within 6 months of the fee being received other than as a result of:

1. Any structural or material issues arising from any survey that has not previously been disclosed
2. A defect in the seller’s legal title
3. The local searches reveal any matter that has a material adverse effect on the market value of the property that were previously undeclared or unknown

The reservation fee levels are as follows:
an agreed offer under £500,000 will be £750 inclusive of vat
an agreed offer between £500,000 and £1,000,000 will be £2,000 inclusive of vat
all agreed offers over £1,000,000 will be £3,000 inclusive of vat

The reservation fee is payable upon acceptance of an offer which itself is subject to an assessment of ability to proceed. Any renegotiation of an accepted price after the issue of the Sales Memorandum for any reason not covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be payable on any subsequent reduced offer accepted by the vendor. This will be returnable subject to the conditions that prevail for all reservation fees.