Rooms

Summary of Features
* Detached 4 bed period house (2,102 sq ft) * 3 reception rooms, utility, boot room * 18 stables in all plus mare & foal box * Hay barn, horse walker, lunge pen, solarium * Pasture paddocks and extensive parking * Network of bridleways and tracks within easy access * Business opportunity

Acreage
In all about 12.75 Acres.

Situation
The Laurels is located in unspoilt countryside in the small rural hamlet of Nupdown overlooking the Berkeley Vale and across the Severn Estuary. It is only a short drive to the local centres of Thornbury and Berkeley, offers good access to the A38 Bristol to Gloucester link road and subsequently the M5 motorway at Junction 14 (15 mins).

The Laurels
The Laurels is a former farmhouse property with a Georgian-style facade overlooking large lawned gardens with gravelled entrance and parking area to the side of the house. * 3 reception rooms * Country-style fitted kitchen, utility, boot room * 4 bedrooms, 1 en-suite, family bathroom Adjoining the house is a range of single storey buildings used for general storage which has previously been granted consent for holiday lets (now lapsed). The house overlooks a large garden laid to lawns and integrated borders with a timber garage and spacious gravelled parking area.

Equestrian Facilities
The professional equestrian facilities are extensive and include the following: * Main Courtyard Stable Block by National Stables: 9 Double Height Stables, Wash Box and Solarium, Large Tack Room with a heated rug rail, Large Feed Room with bottled gas hot water boiler, Rug Store with WC wash basin and washing machine, Plentiful Outdoor Lighting and Two Outdoor Water Taps. * Stable Block 2 by National Stables: 4 Stables and a Dog Kennel. * Foaling Yard by National Stables: 1 Foaling Box, 2 Stables, Tack Room and Enclosed All-Weather Turnout Yard. * Pony Stables: 3 Ponty Stables, Tack Room and Store.

Equestrian Facilities Ctd.
* Hay Barn: fully enclosed to 3 sides. * Arena: 30m x 60m sand and fibre All-Weather Arena, excellent drainage, well-maintained, post and rail fencing, floodlighting, mirrors and viewing area. * Lunge Pen: 20m sand and rubber, floodlit with post and rail fencing. * Horse Walker: Worcester 5-horse walker. * Turn Out: 3, All-Weather turn out pens adjacent to the stables. * Paddocks: 7 electric fenced turn out paddocks and 4 group paddocks (one with a double field shelter) and another also used as a jumping paddock.

Equestrian Facilities Ctd.
* Extensive Horse Box and Trailer parking with electric hook up and water tap. * Separate gated secure entrance for equestrian traffic. * Hacking: Quiet rural lanes which link to a network of bridleways and tracks, providing excellent hacking. The equestrian facilities are currently used for both personal use and also a busy livery yard business.

Services
Mains water and electricity. Private drainage. Oil-fired central heating.

Council Tax
The Laurels: Rated "G". Land subject to Lower Severn Drainage Board Rates.

Local Authority
South Gloucestershire Council:

EPC
Rated: "E". Potential Rating: "C".

Tenure & Possession
The property is offered for sale Freehold with Vacant Possession on completion.

Basic Payment Scheme
The land is not registered for the Basic Payment Scheme and not agricultural or associated countryside stewardship grants are claimed.

Easements, Covenants & ROW
The property is sold subject to any rights, benefits or incidents of tenure which affect it. In particular prospective buyers should note: • The Lower Severn Drainage Board has a right to access the land to maintain the main drain along the southern border of the property. • There is a public footpath crossing the property. • The neighbouring farmer has a right of access between two field gates along the boundary of one field only. The purchasers shall be deemed, the property being open for inspection, to have full knowledge of the boundaries or the ownership thereof.

Directions
Postcode: BS35 1RP What3Words: ///driven.dynamic.revealing Further directions are available upon request.