Eastham, Tenbury Wells

A breathtaking hop kiln conversion offering open-plan living, versatile accommodation and enchanting grounds extending to three acres.

A striking hop kiln conversion set in an elevated position, Eastham Kiln combines character features with modern living across a well-designed layout. The open-plan kitchen, dining and living space forms the heart of the home, complemented by versatile rooms including a study and gym with mezzanine. Five bedrooms provide flexible accommodation, with a principal suite and additional family bathroom. Outside, landscaped gardens with a terrace, pond and mature planting lead to two paddocks, with the grounds totalling three acres. A private driveway, ample parking and a two-bay carport with workshop space complete this exceptional rural home.

• Converted hop kiln with charming character and contemporary comforts throughout

• Open-plan living space featuring exposed beams, woodburning stove and a handsome kitchen with island, brick arch and bespoke cabinetry

• Principal bedroom with vaulted ceiling and luxurious en suite shower room

• Landscaped garden with stone terrace, pond and lawned areas, complemented by a two-bay carport with water, electricity and a substantial room above, offering a versatile and highly usable additional space.

• Beautiful rural location with far-reaching countryside views near Tenbury Wells

The kitchen and breakfast room
The kitchen is the heart of the home, combining traditional materials with modern practicality. A timber arch frames the entrance from the living space, while exposed beams remind you of the building’s origins. Bespoke cabinets with glass-fronted wall units and wooden worktops surround a peninsula that incorporates a sink with views out over the grounds. A range cooker with stainless-steel splashback and extractor hood compliments the space and there is room for additional appliances.

The living and dining area
This impressive open-plan room is designed for everyday living and entertaining. A wood burning stove on a raised hearth provides a focal point, and French doors act as another entrance to the property. Wide windows frame countryside views and the wood-effect floor continues seamlessly from the kitchen.

The gym and mezzanine level
Currently utilised as a home gym, this space provides a flexible additional reception room with wood-effect flooring and two windows providing natural light and ventilation. A wooden ladder rises to a mezzanine level enclosed by a glass balustrade; this cosy loft area benefits from a small window, creating an ideal spot for hobbies or relaxation.

The study
Tucked away off the main living area, the study provides a quiet setting for working from home. It features a large window overlooking the garden and open countryside, with ample room for furnishings.

The utility and cloakroom
Serving as the main entrance to the house, this space functions as a practical utility and boot room. A slate-tiled floor, built-in cupboards and a curtained recess with space for a washing machine and dryer keep everyday essentials organised, while coat hooks provide space for outdoor gear. Adjacent is the cloakroom, fitted with a mosaic-topped basin, heated towel rail and low-level WC.

The principal bedroom and en suite
The principal bedroom enjoys generous proportions and a vaulted ceiling accented by exposed beams. A large window fills the room with countryside views and there is a sleek vertical radiator mounted against the wall. The adjoining en suite shower room is fitted with a walk-in rainfall shower with marble-effect tiling, a contemporary vanity unit with integrated basin and drawers, and a WC.

The second bedroom and mezzanine
A distinctive bedroom arranged across two levels, this space makes full use of the building’s character. Exposed timber beams frame the vaulted ceiling and a ladder provides access to the upper mezzanine level. Below, a built-in storage cupboard and a large window defines the main sleeping area. The mezzanine, enclosed by a timber balustrade, offers additional sleeping or storage space beneath sloping ceilings.

The third bedroom
A vaulted ceiling with timber beams and a Velux window gives this bedroom a sense of volume, and a glazed door opens to a Juliet balcony with iron balustrade. The wood-effect floor and vertical radiator mirror the style of the other rooms, while a rustic ledged and braced door gives access to built-in storage for added convenience.

The fourth and fifth bedrooms
Two further bedrooms provide versatile accommodation across different layouts. Both the fourth and fifth bedrooms have vaulted ceilings, each with exposed beams and windows set into the eaves overlooking the surrounding land. Both rooms are served by the family bathroom and offer flexibility for guests or family use.

The family bathroom
The family bathroom is finished with contemporary fittings and a calm palette. A free-standing bath sits adjacent to a low window with countryside views, complemented by a large walk-in shower enclosed by glass and lined with marble-effect tiling. A floating vanity unit provides storage and a WC completes the arrangement.

The garden
A broad stone terrace wraps around the side of the home, creating an ideal setting for alfresco dining. Brick walls and retaining planters define the space and steps lead down to rolling lawns bordered by mature trees and hedges. A wildlife pond is edged with rocks and aquatic plants, with a weeping willow providing natural shade and a brick path winding past ornamental planting.

Beyond the terrace, the gardens open onto areas of orchard and parkland lawn. Several timber outbuildings, including a hay store, workshop, garden shed and log store, offer practical storage for gardening equipment and livestock. Wildflower borders and established shrubs bring colour through the seasons, and the elevated position affords panoramic views over the surrounding countryside.

The land
Contributing to the three acres, two fenced paddocks gently slope down towards the river, fringed by mature trees, and because the main house sits on higher ground it remains well above the floodplain. There is separate gated agricultural access to the field, and the paddocks are currently grazed, making them well suited to ponies or small livestock.

The driveway and parking
A private drive approaches the house and sweeps around to a gravel parking area. A timber-framed two-bay carport/workshop with pitched roof provides covered parking and incorporates water and electricity; stairs lead up to a versatile room above that could serve as a games room or studio. The drive offers space for multiple vehicles and there is easy access to the outbuildings and paddocks.

Location
Set within unspoilt countryside yet easily accessible, Eastham Kiln lies on the edge of the village of Eastham and is approximately five miles from the market town of Tenbury Wells. The area is known for its rolling hills, woodland and productive farmland, offering plenty of opportunities for walking, riding and fishing. Local amenities include a community shop and primary school in nearby villages, while Tenbury Wells provides a range of independent shops, supermarkets and public houses. For those commuting further afield, road links connect to Ludlow, Worcester and the wider motorway network; a choice of state and independent schools are found in the surrounding towns and Worcester railway stations provide services to Birmingham and London.

Services
The property benefits from mains electricity and water. There is oil-fired central heating and drainage is supplied via a private septic tank.

Broadband: Ultrafast broadband available. Download speeds up to 1800 Mbps and upload speeds up to 220 Mbps (source: Ofcom checker).

Mobile coverage likely available from EE, Three, Vodafone and O2 (source: Ofcom).
Flood Risk (Long-term forecast)

According to the Environment Agency’s long-term flood risk data, the property is currently at very low risk for river and surface water flooding.

Council tax band G

Reservation Fee - refundable on exchange

A reservation fee, refundable on exchange, is payable prior to the issue of the Memorandum of Sale and after which the property may be marked as Sold Subject to Contract. The fee will be reimbursed upon the successful Exchange of Contracts.

The fee will be retained by Andrew Grant in the event that you the Buyer withdraws from the purchase or does not Exchange within 6 months of the fee being received other than for one or more of the following reasons:

1. Any significant material issues which individually are more than 1% of the agreed purchase price and are highlighted in a survey and were not evident or drawn to the attention of you, the Buyer, prior to the Memorandum of Sale being issued.
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 and not in the public domain.
4. The vendor withdrawing the property from sale.

The reservation fee will be 0.5% of the accepted offer price for offers below £800,000 and 1% for offers of £800,000 or over. This fee, unless specified otherwise, is payable upon acceptance by the vendor of an offer from a buyer and completion of an assessment of the buyer’s financial status and ability to proceed.

Should a buyer’s financial position regarding the funding of the property prove to be fundamentally different from that declared by the buyer when the Memorandum of Sale was completed, then the Vendor has the right to withdraw from the sale and/or the reservation fee retained. For example, where the buyer declares themselves as a cash buyer but are in fact relying on an unsecured sale of their property. The reservation fee will not be refunded where there is an inability on the part of the Buyer to raise any required mortgage after the Memorandum of Sale is completed.

Once the reservation fee has been paid, any renegotiation of the price stated in the memorandum of sale for any reason other than those covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be levied on any subsequent reduced offer that is accepted by the vendor. This further fee will be subject to the same conditions that prevail for all reservation fees outlined above.

Compliance and Verification Fee

A Compliance and Verification Fee of £85 plus VAT (£102 inc VAT) per individual purchaser or related party requiring anti-money laundering, identity, source and proof of funds or financial verification checks is payable upon acceptance of an offer and receipt of the reservation fee.

This fee represents the cost of compliance administration and verification services undertaken in connection with the proposed purchase including anti-money laundering checks, sanctions screening, source of funds verification, proof of funds checks and associated compliance procedures.

The Compliance and Verification Fee shall be deducted from the reservation fee monies held by Andrew Grant.

No compliance or verification work shall be commenced until the reservation fee has been received in cleared funds.

The Compliance and Verification Fee becomes due immediately upon acceptance of the offer and receipt of the reservation fee and shall become non-refundable once any compliance or verification work has commenced, irrespective of whether the transaction subsequently proceeds to Exchange of Contracts or completion.

Where all or part of the reservation fee is refundable under the reservation fee terms, any Compliance and Verification Fees incurred shall first be deducted from the monies returned.