An enticing freehold Country Estate comprising a modern, black and white four bedroom Farmhouse and ‘work from home' studio, 10 timber holiday lodges, lake, landscaped grounds together with a range of agricultural buildings, the whole set in a charming, secluded and peaceful location extending to over 5 acres. A hidden gem!

LOCATION
Despite its tranquil rural ambience, the property is wonderfully accessible, lying between the towns of Ross-on-Wye and Newent, and being just two miles south east of the M50 motorway, enabling superb access from one of the prime customer bases i.e. the whole of the Birmingham and West Midlands conurbation.
There are a stunning range of attractions within easy daily drive. These include the Wye Valley Area of Outstanding Natural Beauty, the Malvern Hills AONB, the Cotswolds AONB and The Royal Forest of Dean. The majority of these areas comprise glorious rolling farmland punctuated by hills and valleys, with a wide range of pursuits available. These include canoeing, fishing, bike riding, birdwatching, climbing, walking and relaxing. The National Birds of Prey Centre is within minutes' drive near Newent, and other attractions include the award winning Three Choirs Vineyard, Goodrich Castle, Tintern Abbey, GoApe and Forest Segway and Mountain Biking. For walkers, there is the Offas Dyke Path, The Wysis Way and the Wye Valley Walk. Just a little further away are the many beautiful wool towns and other temptations of the Cotswolds.

DESCRIPTION
A) The generously proportioned Detached Farmhouse was constructed some 25 years ago, and has an appealing black and white façade and comprises a ground floor with reception hall, two reception rooms , large conservatory and a vast farmhouse style kitchen/breakfast room. To the first floor are four bedrooms (the master en-suite,) and family bathroom and W.C. Positioned alongside the ground floor is the double garage with working from home office/studio thereover.

B) The Lodges have been thoughtfully laid out in a low density manner running along the western boundary of the site, positioned near the beautiful tree lined valley of the Ell Brook. These are all handsome timber lodges under double pitched roofs, and vary slightly in size and fitments, but all being single storey and with central heating, the most recent lodges having underfloor central heating fed by air source heat pumps and solar panels. Several of the lodges have Hot Tubs, these proving a big draw for some. All lodges are approached via a fine tarmacadam driveway, with neatly mown gently sloping grass leading up to the Lake towards the northern boundary of the site. Scattered throughout this area are a host of deciduous trees including Silver Birch which lend a wonderful natural feel and ambience to the area.

C) To the East of the Farmhouse are a wide range of most useful agricultural buildings, whilst close to the northern boundary are two former turkey houses, there being considerable potential for further development of the site if desired. For those who may have a horse, there is a hedge lined paddock lying towards the eastern boundary.

THE BUSINESS
Available due to retirement, this is a highly profitable and consistently improving holiday lettings business. The lodge park currently trades through the Hoseasons brand, and the vendors report a high level of repeat custom. Whilst catering also to families, the core business is primarily from the adult sector, and this helps to reduce the seasonality of the business which in normal times remains open throughout the year.
Gross turnover in 2019 exceeded £200,000, and in our view, there is certainly space for the development of further lodges, and perhaps even a leisure centre on the site. Several of the lodges include a hot tub. August 2020, admittedly an exceptional month, saw 78 bookings alone!
Further trading information can be discussed with seriously interested parties following a viewing.

PLANNING
The Local authority is the Forest of Dean District Council, High Street, Coleford, Glos, GL16 8HG. Telephone:[use Contact Agent Button] [use Contact Agent Button]

SERVICES
Both the Farmhouse and the majority of the Lodges are served by underground LPG gas tanks, whilst the newest lodges have underfloor heating from air source heat pumps and PV panels. Ford Farm House ‘G' Council Tax Band

EPC'S
Ford Farm House ‘E' EPC RATING

1 Ford Farm Lodge ‘D' EPC RATING 2 Ford Farm Lodge ‘E' EPC RATING
3 Ford Farm Lodge ‘E' EPC RATING 4 Ford Farm Lodge ‘E' EPC RATING
1 Kilcot Lodge ‘D' EPC RATING 2 Kilcot Lodge ‘D' EPC RATING
3 Kilcot Lodge ‘D' EPC RATING 4 Kilcot Lodge ‘D' EPC RATING

Full EPC available from

COUNCIL TAX & UNIFORM BUSINESS RATE 2020/21
Ford Farm House 'G' Council Tax Band £3050.34. Holiday Lodges £11,851.25

Guide Price
£1,695,000 for the Farmhouse, Lodges, Land and Outbuildings.

To View
Strictly please and only by prior telephone appointment with Morris Bricknell, Stroud House, 30 Gloucester House, Ross-on-Wye.[use Contact Agent Button]. The person dealing with this sale is Norman Bricknell who may be contacted out of hours on[use Contact Agent Button].

Further Information
To those seriously interested, further information is available to discuss and any queries we don't have the answer to, we will liaise with the vendor accordingly.

DECLARATION
Morris Bricknell would like to confirm that the daughter of the vendor of this property is a part time employee of Morris Bricknell, Any queries thereon may be directed to Norman Bricknell, the proprietor.

MONEY LAUNDERING REGULATIONS:
To comply with money laundering regulations prospective purchasers will be asked to produce identification documentation at the time of making an offer. We ask for your co-operation in order that there is no delay in agreeing the sale.