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0117 946 6690

  • 17th century grade II listed detached farmhouse
  • 4 bedrooms and 2 reception rooms
  • Good gardens, parking and garaging
  • No onward chain

An unexpected period gem - steeped in history, this early 17th century (dating from circa 1630) grade II listed detached farmhouse offers generously proportioned and charming accommodation (approx. 2,633 sq.ft.) and benefits from good gardens, parking and garaging.

Thought to be the oldest surviving building in Horfield (after the Parish Church) and said to have been used as a hiding place by royalist soldiers during the English Civil War.

Set back from the hustle and bustle and surrounded by green open space it is as if you have stepped back in time - it is very much unique and a rare find.

Spacious rooms throughout including two reception rooms and a large kitchen/breakfast room with aga and four double bedrooms. Externally, there is a large level lawned rear garden and driveway to the side which leads to a double garage with workshop to the rear.

In need of some modernisation and offered with no onward chain making a prompt move possible.

From the Gloucester Road (A38) take the Muller Road turning (B4469) heading southwards and take the fourth left hand turning into Downend Road. Follow Downend Road which bends to the left and then to the right and on the outside of that second bend is a small narrow unmade lane marked as October Lane. Continue down October Lane which takes you directly to Downend Park Farm.

GROUND FLOOR


APPROACH:
door stone wall with pedestrian gate and pathway leading to the front entrance. Part leaded light solid wooden door opening to:-

ENTRANCE HALL:
wood effect flooring, exposed beams, turning staircase ascending to the first floor, radiator, ceiling light point. Four panelled doors opening to:

SITTING ROOM: 19' 8'' x 15' 1'' (5.99m x 4.59m)
dual aspect with windows to the front and rear elevations (one with window seat and both having secondary glazing), chimney breast with arched recess, double opening cupboard with meters, exposed beams, fitted book shelving, radiator, three wall light points. Additional recess with window to the side elevation.

UTILITY ROOM/WC: 11' 2'' x 6' 9'' (3.40m x 2.06m)
window to the rear elevation with secondary glazing, low level flush wc, pedestal wash hand basin with hot and cold water taps, roll edged worktop with double cupboard above, space and plumbing for washing machine, exposed beams, wood effect flooring, radiator, two wall light points.

DINING ROOM: 18' 9'' x 14' 8'' (5.71m x 4.47m)
dual aspect with windows to the front and rear elevations (both with window seats and secondary glazing), exposed wooden floorboards, recessed fireplace with exposed beam above, panelled walls, exposed beams, four wall light points, radiator. Door to:-

KITCHEN/BREAKFAST ROOM: 16' 7'' x 15' 10'' (5.05m x 4.82m)
having a Shaker style kitchen with panelled base and eye level units combining drawers, cabinets and plate rack, roll edged granite worktops with under mount Belfast style sink and mixer tap, aga set into recess with tiled surround, Welsh dresser, eye level electric double over, 4 ring electric hob with extractor hood, space for fridge, freezer and dishwasher, windows on three sides, tiled flooring, spotlight lighting, space for table and chairs, exposed beams, Potterton gas fired boiler. Door opening externally to the rear garden.

FIRST FLOOR


LANDING:
window to the front elevation, exposed beams, turning staircase ascending to the second floor. Doors opening to:-

BEDROOM 1: 16' 3'' x 15' 4'' (4.95m x 4.67m)
dual aspect with windows to the front and rear elevations (both with window seats and secondary glazing), built in wardrobes offering ample hanging rail and shelving space, exposed beams, radiator, period fireplace with cast iron basket and decorative tiled surround, three wall light points. Door to:

En Suite Shower Room/wc: 11' 7'' x 7' 7'' (3.53m x 2.31m)
window to the front elevation with secondary glazing, low level flush wc, pedestal wash hand basin with hot and cold water taps, shower cubicle with wall mounted shower and hand held shower attachment, wooden flooring, exposed beams, radiator, two wall light points. Multi-paned wooden door opening to:-

Laundry Room: 7' 7'' x 5' 0'' (2.31m x 1.52m)
window to the side elevation, slatted shelving, hot water cylinder, ceiling light point, loft access.

BEDROOM 2: 15' 3'' x 14' 7'' (4.64m x 4.44m)
dual aspect with windows to the front and rear elevations (one with window seat and both having secondary glazing), panelled walls to dado height, period fireplace with cast iron basket, exposed beams, radiator, three wall light points. Built in wardrobe with exposed beams and window to the side elevation.

FAMILY BATH/SHOWER ROOM/WC: 12' 2'' x 8' 9'' (3.71m x 2.66m)
panelled bath with hot and cold water taps, low level flush wc, pedestal wash hand basin with hot and cold water taps, shower cubicle with wall mounted shower unit and hand held shower attachment, wood effect flooring, window with secondary glazing to the rear elevation, radiator, exposed beams, ceiling light point.

SECOND FLOOR


PART GALLERIED LANDING: 21' 8'' x 9' 8'' (6.60m x 2.94m)
part galleried over the stairwell and dual aspect with arched window to the front elevation and secondary glazed window to the rear elevation, exposed beams, radiator, three wall light points. Doors to:-

BEDROOM 3: 16' 8'' x 15' 7'' (5.08m x 4.75m)
exposed beams with part restricted head height and dormer style secondary glazed window to the rear elevation, double opening built in wardrobe, radiator, two wall light points.

BEDROOM 4: 16' 0'' x 15' 6'' (4.87m x 4.72m)
exposed beams and part restricted head height with secondary glazed window to the rear elevation, double opening built in wardrobe, radiator, two wall light points.

OUTSIDE


FRONT GARDEN:
level lawned section of garden set behind a dwarf stone wall with established shrubs including roses and an attractive Wisteria. To one side of the garden there is a SINGLE PARKING SPACE next door to the neighbouring barn.

DRIVEWAY:
five bar vehicular gate gives access to a stone chipped driveway which runs alongside the house to a parking forecourt incorporating turning area and space for several vehicles. Access to:-

DETACHED DOUBLE GARAGE: 17' 2'' x 15' 1'' (5.23m x 4.59m)
currently utilised as a workshop/studio with internal wall behind the double vehicular wooden doors, personal door to side, two ceiling light points, loft access. Door to:

SEPARATE WC:
low level flush wc, pedestal wash hand basin with hot and cold water taps, ceiling light point, extractor fan.

REAR GARDEN: 110' 0'' x 65' 0'' max measurements (33.50m x 19.80m)
enjoying a sylvan outlook and having a good amount of privacy. Immediately to the rear of the house and spanning the full width is a patio offering ample space for garden furniture, potted plants and barbequing etc. The remainder of the garden is level and laid to lawn. Along the rear boundary is a row of established trees. Please note that a fence will need to be erected between the gardens of Downend Park Farm and the adjoining Jaywood Barn, two boundary markers in place.

IMPORTANT REMARKS


VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES & FITTINGS:
only items mentioned in these particulars are included in the sale. Any other items such as carpets etc. are not included but may be available by separate arrangement.

TENURE:
it is understood that the property is freehold. This information should be checked by your legal adviser.

PLEASE NOTE:
1. As of the 1st April 2018 there is a general requirement for any properties rented out in the private rented sector to have a minimum energy performance rating of E on an Energy Performance Certificate (EPC). The regulations came into force for new tenancies and renewals of existing tenancies with effect from 1st April 2018 and will also come into force for all existing tenancies on 1st April 2020. It will be unlawful to rent a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details: https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents 2. The photographs may have been taken using a wide angle lens. 3. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you. 4. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller. 5. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property. 6. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property. 7. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer. 8. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.

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