Hamswell, Bath, Gloucestershire, BA1

Main House: Entrance hall • Drawing room • Dining room • Kitchen/Breakfast room • Garden room • Principal bedroom with en suite bath/shower room • Four further bedrooms (one en suite) • Family Bathroom • Utility room • W.C • Cellar

Annexe: Living room • Kitchen/Breakfast room • Conservatory • Two bedrooms • Bathroom

Bay Tree Cottage: Hall • Living room • Kitchen/Dining room • Three bedrooms • Bathroom • Garden • Parking • Storage

Ashley Cottage: Hall • Open plan kitchen/living/dining room • Two bedrooms • Bathroom • Garden • Parking • Storage

Outbuildings & Gardens: Garaging • Workshop/studio • Single storey storage rooms • Extensive stabling • Equestrian arena and facilities • Gardens • Paddocks and land in all about 16 acres

This property is available as a whole or in three separate lots

Description
A long, sweeping drive through open fields provides access to Hamswell Farm, a 17th century farmhouse built of local rubblestone elevations under a pitched tile roof. It is perched on the far side of the hill to give it a peaceful and quiet setting and to admire the commanding views across the valley. The property forms a fine five bedroom family house with an adjoining two-bedroom annexe to the rear. The balanced front façade has a central front door opening into the welcoming reception hall with a fine staircase with a mahogany handrail gently sweeping up to the first floor landing. It has a flagstone floor and opens either side into the drawing room and dining room, both having generous proportions, open fires, good ceiling heights and double doors opening onto the south facing garden. The hall then leads through to the large open plan garden room with glazed floor to ceiling doors onto the raised terrace admiring the view. At the rear of the house is a superb kitchen/breakfast/family room with an AGA and fitted oak storage cabinets with a door leading on to the stone patio to the side with kitchen garden. Beyond the kitchen are useful ancillary rooms to include the boot room, utility room and the loo and cloakroom.
The first floor has a superb principal bedroom with a substantial en suite bathroom with a walk in shower cubicle and views down the valley. The far side of the large and light landing has two further bedrooms, one having an en suite and a staircase leads up to two further double bedrooms and a family bathroom, as well useful loft storage space.
At the rear of house, with access off the boot hall, or self contained access from its conservatory reception, is a charming two bedroom annexe with its own private garden and parking area behind.
To the front of the main house, facing due south, is a lovely well tended lawn garden that is enclosed and leading onto a further wild meadow garden area, beyond which is a studio/workshop with light, power and water. There are numerous storage barns and garaging surrounding the large open parking that the main drive opens into.
Above the parking area are two semi detached cottages, currently arranged as successful holiday let accommodation, each with their own private gardens and parking, as well as two storage barns.
Below the house, accessed off a separate drive, are numerous further barns, storage and workshops and an old Nissen hut, fitted with 9 stables. There are two further stable blocks and below this is a menage. There are four smaller paddocks that lead down to a larger, gently sloping field, all having water and taking in the incredible view.

Situation
This is a perfect setting, perched on the side of a gently sloping hill, having amazing rural views across a rolling green landscape, just to the North of Bath in the south Cotswolds, an Area of Outstanding Natural Beauty. Access into Bath is easy, via Lansdown, whilst a short distance to the north is the A420 leading to Bristol or Chippenham and just beyond this is Junction 18 of the M4. Bath has very good schooling, the nearest being Kingswood School, The Royal High School for Girls, and St Stephens Primary School. On the northern edge of Bath is Lansdown Golf Club, Lansdown Tennis Club and Lansdown horse racing course. The property is surrounded by stunning countryside with amazing riding and walking from the property, The Cotswold Way runs just below the property leading straight into Bath.

Gardens
The gardens are arranged in three distinct areas: the main house garden, enjoyed from the drawing and dining rooms, features well planted borders with a variety of flowers, shrubs, and trees. Beyond, a sweeping wildflower meadow extends around two-thirds of the house, creating a relaxed and attractive natural setting. A separate kitchen garden, located to the side, includes raised beds for vegetables, alongside soft fruits, and fruit trees.

Additional Information
Tenure: Freehold with vacant possession upon completion.
Designations: The farm is in an AONB.
Rights Of Way: There are no public footpaths crossing the property.
Services: Mains electricity. Oil fired central heating. Private drainage and water supply.
Local Authority: South Gloucestershire Council T: .
Council Tax Bands: Hamswell Farm – G / Ashley Cottage – A / Bay Tree Cottage – A / Old Dairy Annexe – A
EPC Ratings: Hamswell Farm – E / Ashley Cottage – D / Bay Tree Cottage – D / Old Dairy Annexe – D
Directions: Leave Bath from Lansdown Road, passing the Race Course on the left. Where the road bears round to the left, turn right signposted Hamswell. Drop down the hill and up the other side and after a short distance the drive on the right hand side of the road marked Hamswell House. Proceed along the drive and take the left fork to Hamswell Farm.
Viewings: Strictly by appointment through the selling agents Savills and Carter Jonas.