Kiln Green, Quabbs Farm, Ross-On-Wye HR9


Guide price

  • Bedrooms: 4
A beautifully situated miniature country estate comprising A re-furbished stone built house, self contained annexe, and cluster of stone outbuildings, the whole being encircled by approx 12.75 acres of unspoilt paddocks and pasture (tbc). This land incorporates many magnificent mature oak and other deciduous trees which lend to the whole A quite extraordinary feeling of serenity & well being.

Main House comprises Reception Hall, 2 Reception Rooms, Kitchen, Laundry/Utility Room, 3 Bedrooms and 2 Bathrooms with W.C. Annexe comprises 16’ Sitting Room, Kitchen, Cloaks & W.C., Bedroom & En-Suite Shower Room. Outbuildings include Granary, Double Garage/Tractor Shed & Laundry/Outhouse. Field Shelters, Greenhouse. Steel Framed Poly Tunnel. Two Lakes. Outstanding Paddocks & Pasture Land.

Location & DescriptionPositioned some 5 miles south of the market & tourist town of Ross-on-Wye, Quabbs Farm occupies an idyllic rural location in a particularly serene and unspoilt part of south east Herefordshire.

The original dwelling on the site probably dates back some 200 years, and is of stone construction, but this has been extended and refurbished over the last 30 years to now comprise a comfortable main dwelling with adjacent self contained annexe. Positioned close by are several additional outbuildings which future owners may also wish to convert into further accommodation.

The paddocks and pastures surround the cluster of central buildings, and incorporate not only two lakes, but also superb original hedging and a number of truly magnificent mature oak trees which the current owner will want the intending purchaser to retain so long as they are viable. It is believed that most of these beautiful trees date back to the era when Queen Elizabeth I was on the throne!

Views in virtually all directions are unspoilt, and despite the tranquillity of the location, the M50 motorway and A40 dual carriageway are both accessible within approx. 15 minutes drive.

True rural seclusion, as one finds here, is now becoming increasingly difficult to find. Quabbs Farm thus represents a wonderful opportunity for anyone looking for dark skies and atmospheric seclusion. In detail the property comprises:-

Entrance PorchWith stone built half height wall and wooden windows above. Terracotta tiled floor. Door leading through to:-

Entrance HallWith coat hooks and steps leading down to:-

Dining Room (4.01m (13'2") x 3.15m (10'4"))A light and practical space with double glazed windows to east elevation looking towards lake and hills beyond. Decorative irregular grey brick fireplace with wooden mantel over. Fitted carpet. Lockable door to Annexe (see later).

Kitchen (3.15m (10'4") x 2.74m (9'0"))Having windows enabling the same attractive outlook, mid Oak Shaker style cupboards and drawers to one side included within which is a Whirlpool electric oven and hob. Slate effect vinyl flooring.

A doorway from the opposite side of the entrance porch leads through to:-

Bedroom 1Of overall max dimensions approx. 15’7 x 12’6. A versatile room with two windows overlooking the front garden and granary. Grey stone and marble fireplace. Attractive white washed beams to ceiling. Fitted carpet. Door leading through to:-

Mini HallwayDoor through to:-

Downstairs Bathroom & W.C.Having double glazed windows with sylvan aspect to rear. White suite comprising bath with chrome taps and chrome mixer shower, low level close coupled w.c. And wash hand basin with vanity unit beneath.

Bedroom 2 (4.01m (13'2") x 3.38m (11'1"))With windows to front and rear elevation allowing excellent light admittance and views across both front garden and rear aspect. Built-in wardrobes and fitted carpet.

Bedroom 3 (2.95m (9'8") x 2.84m (9'4"))With window to front elevation with partial exposed beam to one corner and deep built-in cupboard/wardrobe.

BathroomHaving white suite comprising bath with Mira Zest electric shower above, low level close coupled w.c. And wash hand basin with large vanity unit beneath.

Double glazed window to front elevation. Attractive beam to corner above vanity basin. Fitted carpet. A stairway leads down to:-

Mini LandingWith further stairway down to the:-

Utility Room (3.71m (12'2") x 2.21m (7'3"))A most versatile room with double glazed window to front elevation and kitchen style units to one wall. Beams to ceiling and tile effect vinyl flooring. Doorway through from mini landing leads through to the:-

Living Room (6.48m (21'3") x 3.81m (12'6"))A very well proportioned room with excellent light admittance from two elevations through double glazed windows and glazed doorway with side windows to front. Low level storage cupboard to one corner, coving to ceiling. Fitted carpet.

Self Contained AnnexeAccessible from the exterior or alternatively directly from the dining room.

Independent Exterior DoorGives access to what is currently utilised as a separate letting annexe comprising:-

Kitchen/Dining Room (3.58m (11'9") x 2.26m (7'5"))With wonderful light admittance from full corner double glazed windows allowing fabulous panoramic views across adjacent countryside and wooded areas beyond. Mid Oak Shaker style kitchen units to floor and wall. Ignis electric oven and electric hob, stainless steel sink with drainer. Vinyl flooring. Glazed door and side panel leading through to the:-

LoungeOf overall max dimensions approx. 16’8 x 10’4 with double glazed windows to one elevation. Door leading through to:

Cloaks & W.C.Comprising low level w.c. And small wash hand basin. Coat hooks and double glazed window to rear elevation. Vinyl flooring.

Stairway leads up to:

Bedroom (3.23m (10'7") x 3.15m (10'4"))With double glazed window overlooking south elevation with large built-in wardrobes. Fitted carpet. Door through to:-

Shower RoomComprising cream shower tray with glass door and Mira Go electric shower. Cream wash hand basin with chrome taps. Vanity unit beneath. Towel rail above small radiator and fitted carpet continuing from bedroom.

Outbuildings: The GranaryOf attractive stone construction with door from driveway at lower level as well as large granary style door accessed up a set of stone steps to one side. Lower level approx. 18’ x 11’1 with shelving and racking for tools. Window to one elevation and hatchway leading up to second level max 18’ x 11’1 with Velux window. An excellent detached building which would lend itself well to further accommodation (subject to all necessary consents). Light & power connected.

Double Garage/Tractor ShedOf overall max external dimensions approx. 19’ x 16’. A large and versatile space with wide wooden double doors allowing vehicular access. Light & power connected.

Laundry/OuthouseOf overall max external dimensions approx. 15’6 x 8’. A most useful space for storage with plumbing for washing machine and electrics for other appliances. Window to rear. Doorway leading through to w.c.. Light & Power connected.

OutsideA gravel approach lane leads from the quiet country lane which winds gently through Kiln Green, this approach being interspersed with some fine mature trees in amongst the hedging. As one approaches the buildings, there is a wooden, picket style vehicular gate with gravelled parking area for multiple vehicles to the right hand side, and nearby, a gravel driveway leads right up to the front of the property with turning area and parking for further vehicles.

Positioned to the north of this area lies a Large Lawned bordered by various trees and shrubs, species including Variegated Holly, Acer, and three productive Apple Trees. At a slightly lower level, and flanking the west of the main dwelling is a Part Walled Garden with Attractive Covered Seating Area to its north extent with a small pond, filtration system and decorative, old style hand pump. Two small flower beds, one with a Mill Stone creates one of the corners of this area.

A stone path leads from the lounge door around to the east side of the property, whilst nearby is a Further Lawned Area with Beech hedge boundary to fields and lake beyond. Positioned against the rear wall of the property is a Boiler House approx. 10’6 x 5’.

To the south side of the property, accessed via further Beech hedging is a Sizeable Vegetable Plot, approx. 60’ x 16’, whilst nearby is an Aluminium Framed Greenhouse and Wooden Coldframe housing many Strawberry plants. Not far way is a Recently Planted Orchard with productive Apple, Cherry and other fruit trees. This field also has within it Two Wooden Field Shelters and a Steel Framed Polytunnel for Horticultural Crops.

The accompanying plan shows the disposition of the additional paddocks which encircle the buildings, and the beautiful, aforementioned mature oak and other trees are scattered throughout these paddocks.

The nature and layout of the land lends itself to a very wide variety of future uses, one of those uses being for Equestrian Purposes. The land would lend itself extremely well to such use, although there has been no recent equestrian usage by the current owner, having instead been used for the grazing of sheep, with occasional hay crops being taken.

Covenant/Tree Preservation Order The current owner has lived in and loved Quabbs Farm for in excess of 30 years. The many outstanding Mature Deciduous Trees, and their associated wildlife have been one of the many factors which have cemented his love of the property.

It is his wish that a covenant be entered into by the purchaser, whereby these trees are allowed to continue their growth. Alternatively, TPOs could be placed on the trees.

ServicesMains electricity and water are connected. Oil fired central heating. Private drainage.

Outgoings‘D’ Council Tax Band

EPC rating: ‘F (Full EPC Rating available)

To ViewStrictly and only please by prior telephone appointment through Morris Bricknell Chartered Surveyors. Tel: Out of hours, try Norman Bricknell on .

DirectionsIf approaching from Ross, leave the stone built market house in the centre of the town proceeding southwards on the B4234 towards Walford. Shortly after entering the village of Walford, take the left turning before the village school as signposted to Bulls Hill. Proceed all the way to the top of the hill, ignoring the left and right turns near the phone box and continuing onwards. Take the 1st left turning and continue along this single track country lane, until one sees the entrance to Quabbs Farm on the right hand side. Continue on the approach lane, bearing right, and you will end up at Quabbs Farm.

Money Laundering RegulationsTo comply with money laundering regulations prospective purchasers will be asked to produce identification documentation at the time of making an offer. We ask for your co-operation in order that there is no delay in agreeing the sale.

Arrange viewing 01989 218003

Morris Bricknell

Gloucester Road, Ross On Wye, Herefordshire

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