Rooms

Summary of Features
* Large, beautifully renovated country house within its own courtyard; 8 bedrooms, 5 bathrooms, 5 receptions (+9,000 sq ft) * 3-bedroom cottage, wine shop, office, stables extensive other traditional outbuildings with scope and ample storage. Modern agricultural barn. * Biomass heating system and PV panel array under Government financial incentive schemes * Extensive gardens with impressive modern walled garden with fruit cage, outdoor pool * 52 acres of diverse, attractive landscape including an operating vineyard and orchard, hopyard, pasture, River Frome frontage and native broadleaved woodland

Acreage
In all about 52 Acres.

Mileages
* Mileages: Bromyard <5 miles, Malvern 9½ miles, Ledbury 10 miles, Hereford, Leominster & Worcester within 15½ miles, Gloucester 28 miles, Cheltenham 32 miles, Birmingham 45 miles * Road: M50 (Jct 2) 14½ miles, M5 (Jct 7) 17½ miles * Railway: Malvern, Ledbury, Hereford, Worcester * Airports: Birmingham (53 miles) & Bristol (70½ miles)

Situation
Paunton Court is tucked into a fold of the Frome Valley amongst the hopyards and cider orchards of eastern Herefordshire, close to the Worcestershire border. It is nonetheless in easy reach of the historic market towns of Ledbury and Bromyard, and close to Malvern. This property is also well placed for the Cathedral cities of Hereford and Worcester.

Paunton Court
Arriving at Paunton Court, through the archway into the courtyard, ahead lies the original 16th century timber framed farmhouse. This fronts a substantial family home that has evolved with additions in every subsequent century. It is spacious, comfortable, light, and friendly with ample accommodation for family and friends, and good scope for multi-generational living or division. The vendors undertook a major renovation of the Grade II Listed property in 2006-8. Retaining the character and context of the different parts of the building, they addressed all major aspects including re-roofing, wiring, heating, and plumbing. The modern double-glazed windows were designed for the house; the newer parts of the building have underfloor heating on both ground and first floors.

Ground Floor
The front entrance hall opens to both the kitchen and the dining room. The kitchen is in farmhouse style with a 5 oven electric Aga. It has a central island, ample storage and a double aspect overlooking the courtyard and garden to the side. An “everyday” back door opens to the kitchen passage with further storage, a walk-in pantry with cold room and WC beyond. The passage also links to the dining room and the garden room which has a welcoming wood-burning stove and stairs to the first floor. Beyond the garden room is a cosy “snug” which links the old and newer parts of the house. This opens to a galleried staircase and the impressive vaulted drawing room, featuring an imposing fireplace with limestone hearth and mantel. The vaulted full height drawing room has triple aspect and French doors to the lawn on the south-side. It is a superb space for entertaining.

First Floor
A sweeping staircase from the drawing room opens to a galleried landing, overlooking the drawing room, and divides to the guest wing in the newer part of the house and the family wing in the older part. The older part of the house holds the principal bedroom suite: a large double bedroom with walk-in wardrobe, plus a dressing room leading to the smart en-suite bathroom. Also on this floor are a family bathroom, study and separate landing which has a staircase to the second floor where there are three further bedrooms and a study/sitting room. The guest wing provides ample accommodation. Via a glazed gallery overlooking the garden, there are four double bedrooms, two of them en-suite, and a further bathroom. Off the landing for this wing is a small linen room and a further storage cupboard.

House Features
* Central biomass heating system and hot water, PV panels supplementing the electric supply. * Modern wooden double-glazed windows throughout. * Mains electricity, water, and private drainage to a septic tank. * Wood burning stove and four open fires. * Electric Aga with additional oven/hob module, central island, pantry with cold room.

Gardens & Grounds
The house is surrounded on three sides by formal lawns and garden, incorporating an outdoor swimming pool and brick built period summer house in the upper lawn. Gravel walkways link the grounds to the front courtyard and the walled garden, the domestic orchard borders the walled garden and fronts the River Frome. There is a wine cellar with external access, by the back door. In all, the garden, immediate grounds and buildings amount to some 2½ acres.

The Cottage & Wine Shop
The cottage is on the west side of the courtyard, a modern conversion of a former threshing barn. This building incorporates the wine shop and provides staff or ancillary accommodation, with income potential. * Open plan kitchen and dining room on ground floor. * Adjoining wine shop on the ground floor with independent access. * Separate WC plus stairs to first floor landing, opening to a sitting room. * External stone stairs provide a second access to the first floor bedrooms. * 2 double bedrooms and a single room share a family bathroom. * Double glazing throughout and shared biomass central heating.

Estate Outbuildings, Grounds & Land

Property Access
The main access to the property is off a small lane, through a stone gated archway into the central courtyard and enclosed by the house, directly ahead, and buildings on the three other sides. A separate metal gate off the lane leads to the rear yard; the cider barn, a paddock, the modern agricultural building (housing the biomass boiler) and hard standing for deliveries.

The Cottage & Wine Shop
The Cottage & Wine Shop occupy the detached threshing barn on the west side of the courtyard complex (2,052 sq ft).

The Black Barn
The Black Barn on the north side, adjacent with the archway, is the oldest building with timbers dating from 15th century. It is a clear span “threshing barn” with stone base wall, timber clad sides under a clay tile roof with full height double doors. It easily accommodates the agricultural machinery (1,341 sq ft).

The Office
The Office, also to the north side on the other side of the archway, provides good space, excellent communications for home working, and storage on the ground floor with loft above. It has hardwood double glazing, modern services and is a very short commute across the courtyard (1,087 sq ft).

Storage & Stables
The traditional buildings on the east side of the courtyard are in a range of 19th century, two storey stone buildings (c. 1805). On the ground floor, they contain the storage for the wine business, vineyard and garden equipment plus three stables. Externally accessed stairs lead to the first floor where there are two full length rooms, with scope for a wide variety of uses, or indeed to enhance value with additional investment (3,801 sq ft).

The Walled Garden & Fruit Cage
The Walled Garden & Fruit Cage are located immediately behind the buildings on the east side of the courtyard. This is accessed via the tool shed in the courtyard range, the main garden and the rear yard by the Agricultural Building. It was created by the vendors and measures some 34 x 24 metres wide with a fruit cage adjacent to the east side, some 9 x 16 metres wide. All are in excellent order and are well stocked, including fruit trees trained against the walls, which are highly productive on a fully organic basis. Water is supplied by two rainwater tanks in the garden and a 37,000 litre (8,250 gallon) tank harvesting rainwater from the roof of the Agricultural Building, equipped with a pump. There is parallel mains water supply to the gardens in case of need. The garden includes a modern aluminium greenhouse, cold frames, paved walkways, and compost bins.

The Agricultural & Cider Barns
These are located behind and to the east of the courtyard. The main building is a modern portal framed, clad barn 18 x 12 metres (2,335 sq ft). This houses the biomass boiler, woodchip hopper and bunker, and a further bay used for storage and lambing! A concrete and tarmac apron outside this building provides clean space for woodchip delivery. An open-sided lean-to on the east end of this barn provides cover for forage. Behind the lean-to to the north is the recently re-lined (in 2023) 37,000 litre rainwater harvesting tank. Attached to the west side is the Cider House, a double bay, open fronted, oak and wattle framed single storey building under a clay tile roof. It has a concrete floor, electricity, and water supply. Used for cider production, this could equally well provide garaging.

Garden & Grounds
The immediate grounds comprise some 2.55 acres, incorporating the walled garden, the formal gardens, and the courtyard of buildings.

The Land
The Land has been managed as sustainably as possible over the last 20 years. With the exception of the vineyard, the conventionally farmed, let hopyard and some spot treatment for pernicious weeds, the land has had no other chemical or artificial fertiliser input during the current tenure. * Vineyard – 3.50 acres * Orchard – 6.50 acres * Hopyard – 11.50 acres * Pasture – 18 acres * Woodland – 9 acres * Domestic orchard – 0.75 acres * Garden & grounds – 2.55 acres

Acreage
In all about 52 Acres

Vineyard & Wine Shop
The wine business was established by the previous owners in the 1990s. The current vendors took it over with little/no knowledge of viticulture and have run it successfully ever since. The vineyard is of a size (c. 2½ acres) that can be managed by one part-time person. The vendors work with an expert contract winemaker in Ledbury for vinification. They sell the produce through the wine shop (with tours and tastings), to local retailers and at a small number of major food & drink fairs, e.g The Three Counties Show, Abergavenny and Ludlow. There is significant potential to expand the business. Visit:

The Estate
The Estate land lies predominantly southwest of the house and buildings within the Frome Valley, along the west side of the River Frome. It is a beautiful rural environment, tucked into the curve of the river. Meadow pasture and a small woodland border the river and lead onto the (let) hopyard at the far end of the property. In the larger meadow is a big, spring fed pond, well established and stock fenced. Left to develop naturally, it is now home to an unusual selection of flora and fauna. As the land rises up from the river, the south facing slopes provides ideal conditions for the vineyard and cider orchard (planted some 20 years ago with traditional cider and perry pear varieties). Above the hopyard is a bank of native broad-leaved woodland. Close to the house, adjacent to the walled garden, is a smaller orchard with a variety of eating apples, pears, plums, quince and medlar. Other fruit trees are dotted about the garden.

The Estate cont'd
Good access to the land is provided with several gateways off the small public lane and two internal tracks leading to the meadow and hop yard.

Property Information

Services
Mains electricity, water and private drainage (septic tank). Woodchip biomass boiler system for heating and hot water.

Renewables
Heating and hot water for the entire property is provided by the biomass boiler (electric water heating available when the boiler is offline). It benefits from the Renewable Heat Incentive scheme which returns about £10,000 pa until its 20-year term ends in 2032. Photovoltaic cells were installed in 2010 under the Feed in Tariff scheme (8.46 kw system on 25-year scheme), currently generating an income of some £3,900 pa (index-linked).

Broadband
Fibre broadband is connected (c. 75 Mbps via Gigaclear).

Council Tax
Band “G” (£3,701 2023/24).

Non-Domestic Rates
Assessed at £524 pa with 100% small business rate relief.

Listing
This property is Grade II Listed.

EPC
Exempt due to Listed status.

General Information

Schools
* Primary: Brockhampton & Bromyard. Further information is available at: * Secondary: Bromyard. Further information is available at: * Independent: Malvern, Hereford, Worcester, Gloucester & Cheltenham have some outstanding independent schools. Further information available at:

Local
Local: The Hop Pocket Shopping Village is just 3 miles away and provides a collection of independent shops; including crafts, food hall, gifts, and country store. There is also a garden centre and café with a restaurant. Bromyard offers a good range of facilities for most domestic needs, including a supermarket, baker, acclaimed butcher & farm shop, theatre, leisure centre, doctor's surgery, Post Office, and community hospital. Ledbury has a thriving community and offers a good range of local amenities with many independent shops, restaurants & pubs, as well as a church, doctors’ surgery, cottage hospital and theatre. It is also home to the renowned Poetry Festival. Further retail & cultural amenities are available in Malvern, Hereford and Worcester, with more extensive facilities in Cheltenham and Birmingham, which are all within easy travelling distance.

Recreational
Many fine walks and cycle routes in the area and along the Frome Valley, Bromyard Downs and through the Brockhampton Estate (National Trust), with the Malvern Hills only a short distance away. The area also offers a range of outdoor pursuits and sports clubs in both Bromyard and Ledbury. There are a variety of festivals and events, and numerous arts, crafts and farmers' markets held regularly within the locality and surrounding areas throughout the year including the renowned Ludlow and Abergavenny Food Festivals. Malvern has a well-respected Theatre.

Equestrian
The region is renowned for its strong equestrian ties, including excellent and extensive outriding at Brockhampton and Bringsty Commons. Kings Equestrian Centre and Hartpury College are within sensible driving distances. The Three Counties Showground near Malvern is also within easy driving distance.

Postcode
WR6 5BJ.

Directions
Detailed directions from Ledbury can be obtained from the Agents.

What3Words
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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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