Rooms

Summary of Features
* Spacious, detached, period family house (2,590 sq ft) * 3-4 double bedrooms, main en-suite, plus 2 bath/shower rooms * Modern fitted kitchen with integrated appliances * 3-4 reception rooms, home office, utility, walk-in pantry, cellar * Large, enclosed, courtyard style garden, off road parking

Location
* Mileages: Ledbury 5½ miles, Hereford 12 miles, Worcester 19 miles, Gloucester 22 miles, Cheltenham 34 miles * Road: M50 (Jct 2) 11 miles, M5 (Jct 8) 21½ miles * Railway: Ledbury, Hereford, Worcester, Gloucester & Birmingham * Airport: Birmingham 56½ miles, Bristol 64½ miles

Situation
Boxbush House sits within the popular, rural village of Ashperton, historically the site of a late 13th century manor house, or fortified castle. The market town of Ledbury is a short drive away and has a good range of amenities to meet most day-to-day requirements, as well as excellent road, rail and bus links. The Cathedral cities of Hereford, Worcester and Gloucester are all easily accessible. The surrounding countryside is characterised by traditional farms, orchards and wooded hills, and is renowned for its scenic and unspoilt rural appeal.

Boxbush House
* Thought to originate from around the 1650’s the property was historically the local village pub serving the large numbers of Hop pickers in the area. It has been extended over the years, most notably in the Victorian era and became a private residential property in the 1980’s. * The property offers spacious and versatile accommodation and retains a great deal of charm and character, including exposed beams, original fireplaces and even the old bar, which provides a great focal point. * An entrance hall leads through to the cosy main sitting room with Clearview wood-burner set within the original stone fireplace. An internal door with steps leads up to a spacious and light second sitting room with painted stonework, vaulted ceiling with exposed trusses, and glazed gable end. * A study/home office is situated off the main sitting room and has direct access to the attractive courtyard garden and subsequently leads through to a good-sized utility room which offers space for (truncated)

Boxbush House Ctd.
* The dry cellar is accessed via the utility room and is a great storage space (restricted head height in part). * The modern, fitted kitchen offers plenty of storage and benefits from a super, larder cupboard, integrated dishwasher and two Zanussi electric fan ovens, and has direct access to the courtyard garden. * There is a formal dining room, also with fireplace and wood-burner, which still has the bar in situ, along with an old settle, both great features and a talking point for this historic home. A further reception room to the ground floor provides a very versatile space and is currently a spacious fourth bedroom which features a fireplace with wood-burner. * To the first floor there are three double bedrooms and a family bathroom. The main bedroom benefits from bespoke, fitted Sharps wardrobes with soft-close doors, and a good-sized en-suite with separate bath and shower.

The Outside
* The property sits off the main road with a small area of lawn to the front, there are two off road parking areas both to the left and right of this lawn. * At the side of the house, double timber gates lead into the rear, private and secluded courtyard garden to provide useful and secure additional parking. There is a separate, external pedestrian access from the front of the property which leads through to the courtyard garden. * The spacious courtyard is a great space which has been enhanced by the current owners by way of raised flower beds and vegetable beds, incorporating an array of attractive flowering and climbing plants, and a great seating area, perfect for seasonal dining and entertaining. There is also a greenhouse, two timber garden sheds, and a former well provides an interesting feature. * The cellar is also accessible via the courtyard and is divided into three rooms; currently used as a good, dry log store/store, with a separate workshop and an (truncated)

Services
Mains water and electricity, shared private drainage via a septic tank, oil fired central heating.

Broadband
Super-fast broadband is available (up to 80 Mbps).

Council Tax
Band “D”, (£2,115-27; 2022/23).

EPC
Exempt due to Listed status.

Listing
This property is Grade II Listed.

Local
The village of Ashperton has an old historic church, a well-regarded primary school, village hall and Cricket Club. The market town of Ledbury is only a short drive away and offers more extensive facilities including three supermarkets, a doctors’ surgery, community hospital, theatre and a variety of coffee shops and restaurants. The Cathedral cities of Hereford, Worcester and Gloucester offer a more comprehensive range of retail, cultural and leisure facilities. The popular Regency town of Cheltenham is also easily accessible.

Recreational
There are many fine walks locally through farmland, orchards and woodland and numerous cycle routes throughout this region. The Frome Valley, Bromyard Downs, Brockhampton Estate (National Trust) and the Malvern Hills are only a short distance away. This area offers a wide range of outdoor sporting pursuits and clubs. The nearby market towns of Ledbury and Bromyard host a variety of local festivals alongside numerous arts, crafts and farmers’ markets throughout the year. Hay-on-Wye, which hosts a famous literary festival each year is also within easy reach being less than an hour’s drive away.

Postcode
HR8 2RY (Sat Nav).

Directions
From Ledbury, head out of town on the A438 road towards Hereford and continue on this road until reaching the Trumpet Crossroads. At the traffic lights turn onto the A417 signed towards Leominster and Ashperton. Follow this road into Ashperton village and continue past the school on the left-hand side. From the school, after 0.2 miles is a turning on the left to Church Lane and Boxbush House is the property facing you at this junction.

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Agents Notes
Grant & Co and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. The Agents have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Fixtures & Fittings Unless mentioned specifically all fixtures & fittings are excluded from the sale.

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