Rock Farm is a delightful and exceptionally well-presented period farmhouse in the Gloucestershire countryside and offers a wealth of opportunities including separate 2-bed ancillary accommodation.

• Rural village location
• Period features throughout
• 13.42 acres
• Beautiful walled house garden
• 2-bed ancillary accommodation
• Numerous outbuildings and barns
• Granted planning permission
• Ample off-road parking

Rock Farm lives up to its name with a rock and stone construction. This utterly charming 3-storey, 5-bedroom home provides the perfect blend of accessible rural living as there is a variety of cow sheds, stabling, storage, fields, and paddocks which are combined with a modern, contemporary, and spacious family home to enjoy when relaxing.

The property is approached via double gates and onto a private drive off Rock Lane. The gravelled driveway provides parking for several vehicles and has a wrought iron gate to the end opening to the yard area directly in front of this imposing property.

Furthermore, there is planning for two semi-detached holiday lets within a barn for conversion and for the conversion of former stables into a three-bedroom home.

The traditional porch with ornate woodwork and glass makes for a beautiful entrance and opens into the dual aspect main reception room. This lovely room looking out to the side and front has an exposed ceiling beam, large open inglenook fireplace with log burner, flagstone floor, built in cupboards and an original stained-glass window with shutters and a bench below.

From the reception room a door leads into our favourite room of the house; the magnificent kitchen/breakfast room. This amazing space has been fitted with a bespoke hand-crafted Shaker-style kitchen, finished in a light warm grey. Wall and floor cabinets provide exceptional storage space and run in a horseshoe. Integrated appliances include a dishwasher and oven, plus a free-standing Rangemaster-style professional 6-hob gas cooker with double oven and built-in extractor hood over. There is a sink and drainer, peninsula breakfast bar, space to house a large American-style fridge freezer and a large complimentary blue central island.

This is a fabulous space for entertaining and currently comfortably holds a 10-place table and chairs. Exposed ceiling beams and large natural stone, neutral floor tiles complete the look and flow into the inner hallway and onto the large guest cloakroom. The ground floor WC has a vanity unit and a large storage cupboard/coat store. The inner hallway opens out to the courtyard garden, the perfect place for alfresco dining where there is a secret vaulted covered patio underneath the coach house and leads round to the main garden.

From the kitchen you also access the extremely inviting sitting room, carpeted for comfort and with twin sofas in front of the feature open fireplace, you can really see yourself snuggling up here in the evenings. Either side of the fireplace are bespoke floor to ceiling wooden cabinets and the grand arched window with handmade wooden shutters and window seat that overlooks the courtyard. A staircase leads to the first floor.

The stairs and first floor rooms have been fitted with a new light grey carpet, there are three double bedrooms and a large bathroom. The main bedroom is a generous double which looks out across the front. It has an exposed ceiling beam, a recess which can accommodate a large wardrobe, an original cupboard and has a large ensuite shower room which has a double walk-in shower cubicle, WC and basin.

Also overlooking the front is bedroom two, another generous double full of charm and character with an exposed ceiling beam and feature fireplace with original cast iron fire, whilst the recesses either side can accommodate good-sized pieces of furniture. Bedroom three is a light and bright double with an amazing view across the back garden and of the countryside beyond.

The generous bathroom is fitted with neutral marble effect floor tiles that also enclose the built-in bathtub.

The second floor is magnificent and features two double bedrooms and a bathroom. Bedroom four is opulent and spacious and bedroom five is also a large double that has exposed beams and ample space for furniture. The stunning bathroom has original wooden flooring, decorative wooden wall panelling, a modern free-standing roll-top bathtub, WC and twin sinks.

Gardens and grounds
The house garden is stunning and includes the alfresco dining area and secret patio previously mentioned, as well as the larger formal stone walled gardens which consist of a gravelled patio spanning the full length of the rear, beautiful lawns, mature shrubs, fruit producing trees, and a summerhouse.

The ancillary accommodation is an amazing conversion which below has the secret patio area out to the courtyard garden and a workshop with power and lighting. The first-floor has been developed into an amazing space and could be an ideal holiday let opportunity or a fantastic space for welcoming friends and family. The contemporary design from the main house continues here with a stylish open-plan living space featuring a kitchenette with, sink, cooker and peninsula breakfast bar, a shower room and two adjoining double bedrooms.

There are an additional 7 outbuildings which comprise:

A two-storey barn constructed from traditional stone and tiles which has planning permission (insert planning ref) to convert into two semi-detached holiday let cottages to create an excellent passive income. Opportunity to let lies with visitors to the Forrest of Dean or racegoers to Cheltenham Races.

A large Dutch barn with open sides which will be excellent for the storage of hay or parking a horse lorry/trailer.

A large and secure agricultural barn with locking front doors and Yorkshire cladding which could make an exceptional storage shed or indeed be converted into American-style stabling.

A former stable barn has now received planning permission (insert planning ref) to be converted into separate two-bedroom single storey accommodation, it could be split with the barn opposite providing excellent further storage or garaging.

There is a secure hard standing compound tucked away behind the house gardens. The garden wall provides privacy and is a good place out of sight to store machinery.

The property sits within just over 13 acres of land, predominantly made up of pasture paddocks which all have good and secure fencing to them, there is a large field below the farmhouse and two further ones above, all have water running to them. They make excellent turnout for equestrian or livestock.

Services
The property has oil fired central heating, mains electricity, mains water and drainage. The property is connected to Broadband.

Directions
From Gloucester, head East along the A40, turn left at the roundabout after Highnam onto the A48. After 5 miles turn left onto Rock Lane and the property is on the left-hand side.

Council tax band E

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.

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 significant material issues highlighted in a survey that were not evident or disclosed prior to the Memorandum of Sale being issued and where no compensatory terms are offered.
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 unless in the public domain.
4. The vendor withdrawing the property from sale.

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 only upon acceptance of an offer and a successful 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 4 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.