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A Statuesque and Beautifully Presented 6 Double Bedroom Attached Barn Conversion across 3 floors, set amid private gardens beside shared lake all within select enclave with further separate Outbuilding with small paddock.
Entrance Hall – Sitting Room – Dining Room – Study/Home Office – Family Room – Kitchen – Utility – Pantry – Store Cupboard – Downstairs WC – Main Bedroom with Ensuite Bathroom – 3 Further First Floor Double Bedrooms – Second Floor 2 Double Bedrooms – Shower Room – Stone Gardener’s Shed – Attached Timber-Clad Store – Shed – Paved Entertaining Terrace – Driveway with Ample Parking – Gardens Bordering Shared Lake – Separate Modern Cow Byre with Small Fenced Paddock; approx. 1/4 acre
Enjoying a lovely rural setting within an exclusive enclave, Hopbine House offers a wonderful and inviting family home with usefully malleable living spaces. Of particular note the privacy of the second floor of course offers lovely guest accommodations, while the spacious fifth bedroom, currently used as a home gym, benefits from inherent malleability as a dream retreat; Games/Media/Hobby/Teenage Rumpus Room. More radically the entire floor could straightforwardly be converted into a sumptuous Principle Suite with Ensuite and dedicated Dressing Room. Beyond pretty gardens extending lakeside, the property unexpectedly boasts further potential with extensive storage provided by a modern Cow Byre with fenced 1/4 acre paddock to the side offering perhaps a Good Life ‘allotment’. There is even a further communally shared field.
Reached by a tree lined, private driveway winding through open fields to a wider backdrop of open farmland. To the rear of the house with right of way access captivating views frame the rise of nearby Badnage Woods, offering an all but from the doorstep 5 mile loop walking/running trail. The house is located under 2 miles from 3 villages with Canon Pyon offering local shop with post office and Ofsted “Outstanding” primary school, Wellington also having shop with post office and an Ofsted “Good” primary or nearest of all Tillington boasting the Bell Inn a popular local eatery, village stores and cricket club. While the full City amenities of Hereford are only 5 miles or the market town of Leominster 10 miles.
Entrance Hall – With solid oak flooring that flows harmoniously throughout much of the downstairs, the spacious Entrance Hall offers ample space for coat hanging while to the corner neatly concealed in a cupboard lies the Worcester Bosch boiler.
Sitting Room – The inviting Sitting Room enjoys dual aspect featuring French doors leading out to the front gardens and window framing views to the side gardens with its wide stone paved entertaining terrace while steps down to double doors open into the Family Room beyond.
Dining Room – The Dining Room with practical tile flooring offers a lovely formal space for the gathering of family and friends around a large dining table easily seating 8.
Study/Home Office – Enjoying good natural light with a window to the front gardens the Study is currently utilised to run a business from home supplied by Gigaclear Ultrafast broadband and is fitted with twin runs of wall units for storage.
Family Room – Offering a magnetic hub for family life the bright Family Room benefits from an open plan flow to the Kitchen beyond and is an ideal space for more informal relaxing.
Kitchen/Breakfast Room – The recently refurbished Kitchen is fully fitted in sleek high-gloss units from Nolte warmed by granite-effect laminate countertop and boasting a large central island with breakfast bar overlap to 3 sides for seating. The island has pop-up socket tower and integral induction hob with a low profile Best extractor rising from the surface at a touch. Below is a fitted wine fridge amid storage units. The end wall of full height units conceal fridge with a separate freezer set below the combination microwave flanked by twin Hotpoint ovens.
The white composite sink and a half with drainer sits between sets of deep pan drawers with concealed inner utensil drawers and integrated dishwasher to one side. The array of storage provided is completed with narrow pull-out larder cupboard with wire racking and roll-up contrasting unit front concealing breakfast cupboard. A lovely space further enhanced by bifold doors retracting to allow seamless transition out onto the wide paved terrace, ideal for al fresco dining and summer entertaining.
Utility – The Utility has also been recently refurbished and fitted with storage unit with Voilamart low profile stainless steel sink, flanked by spaces for both washer and dryer. An External Door opens into a small brick paved yard ideal for clothes drying. The room offers a large built-in Store cupboard with fitted internal shelving while beside it lies the large Pantry with surprisingly space enough beyond copious storage across fitted shelving for an additional fridge/freezer. To the Utility’s end opens the Downstairs WC.
Main Bedroom with Ensuite – Enjoying dual aspect with views over the front and side gardens the Principle Suite is a carpeted Double Bedroom offering twin built-in wardrobes fitted with hanging rails. The Ensuite Bathroom features full bath with separate shower cubicle, WC, radiator and is completed with pedestal basin.
Bedroom 2 – In common with the remaining bedrooms the second bedroom enjoys exposed timber beams. It is a carpeted Double delighting in twin windows overlooking the terrace and gardens beyond.
Bedroom 3 – A carpeted Double boasting an integrated walk-in wardrobe with hanging rails beside a full-height built-in cupboard with fitted shelving.
Bedroom 4 – The smallest of the first floor bedrooms but revelling in twin windows framing captivating views over farmland to the rise of Badnage Woods.
Family Bathroom – Featuring a ‘L’ shaped full bath with wall mounted shower behind glass screen, the Bathroom with wood-effect vinyl flooring is completed with WC, heated towel rail and table top basin set atop fitted double storage cupboard.
Bedroom 5 – On the second floor the spacious fifth Double Bedroom is currently utilised as a home gym. It features timber beams to the roof begging to be further exposed, has a loft hatch to a small storage space and enjoys a window overlooking the front gardens and lake.
Bedroom 6 – The last of the bedrooms is a carpeted Small Double with exposed beams and window overlooking the lake.
Shower Room – With corner shower cubicle the Shower Room is completed with WC, pedestal basin and chrome heated towel rail.
The driveway with gravel parking area offers ample space for numerous vehicles and is bounded to either side by gardens predominately laid to lawn, with raised borders planted with shrubs and flowers nearer the house. The sun trap, wide stone-paved terrace offers a delightful space for outdoor dining and relaxing. While to catch the setting sun behind Badnage Woods a move to settle perhaps with glass of wine in hand beside the lake is encouraged - an enchanting spot to watch the visiting swans, moorhens and even the flash of a kingfisher. Back beside the drive lies the stone Gardener’s Shed offering a haven for any keen gardener, copious storage or perhaps ripe for renovation. Attached is a timber-clad Store home to the oil tank and with space for an additional chest freezer.
Behind the outbuildings and Garden Shed on an upper level lie the raised beds of the vegetable and fruit plot. By following the private right of way track around the spring-fed lake and beyond the neighbouring properties lies the modern timber Cow Byre with concrete floor, offering practical storage and set beside a small fenced field bearing potential for a grand allotment with even chickens and beehives.
Herefordshire Council Tax Band ‘F’
Oil Fired Central Heating
Double Glazed Throughout
Mains Electricity & Water
Communal £50 pcm Maintenance Fee
Gigaclear Ultrafast Fibre Broadband Available
From Hereford take the A438 towards Brecon along Whitecross Road. At the roundabout take the third exit onto Three Elms Road, the A4110 to Canon Pyon. Continue straight for 4 miles, through Portway and turn left towards Tillington. After approx 200m, turn right onto the Lodge Farm Barns private drive and immediately right again. The property is to be found by following the lane and is the ultimate property on the left.
GlassHouse Properties, Berrows Business Centre, Hereford, HR1 2HE
Tel: 01432 483 404 | Email: firstname.lastname@example.org
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