9 bed detached house for sale

Baughton Hill, Earls Croome, Worcester WR8

Distinguished Grade II listed Georgian estate offering extensive accommodation, exceptional equestrian facilities and multiple ancillary dwellings, set within mature grounds of twenty five acres in Worcestershire.

Description

- Substantial Georgian manor with nine bedrooms, six reception rooms and extensive ancillary accommodation across the estate.

- Outstanding equestrian facilities including indoor arena, extensive stabling, paddocks, woodland and separate access.

- Additional dwellings including a detached cottage and further lodges providing flexibility and income potential.

- Leisure amenities comprising a swimming pool, tennis court and fishing lake set within the grounds.

- Mature gardens and parkland extending to twenty five acres with far reaching countryside views.

- Impressive private driveway with sweeping approach and generous gravelled parking for numerous vehicles.

- Rural yet accessible location near Earls Croome, with nearby schools, market towns and rail connections.

The approach
A sweeping gravel drive passes through broad, level lawns punctuated by fine mature trees, creating a sense of arrival that is both private and assured. The house sits confidently within its grounds, its Grade II listed façade framed by established planting and open parkland, with far reaching views across the surrounding countryside. The setting is tranquil yet purposeful, offering space, maturity and balance, and immediately conveys the scale and quality of the estate.

The entrance hall
The entrance hall provides a formal introduction to the house, immediately conveying the scale and architectural quality of this Georgian manor. Full height timber panelling defines the space, complemented by a deeply detailed coffered ceiling. Broad timber flooring reinforces the sense of solidity and age, while generous proportions allow the hall to function as both a statement arrival space and a central point of circulation.

The drawing room
The drawing room is a grand principal reception space, defined by its generous proportions and elegant Georgian detailing. A triple aspect arrangement enhances the sense of scale, while parquet flooring and refined ceiling mouldings reinforce the room’s formal character. A central fireplace provides a natural focal point, anchoring the space for entertaining or relaxed use.

The kitchen
The kitchen is a substantial and practical space designed for everyday use and informal gathering. Arranged around a central dining area, it offers generous work surfaces and extensive fitted storage, creating a room well suited to family life and entertaining. A four oven Aga forms a traditional focal point, supported by additional cooking facilities that allow the space to function efficiently at scale.

The dining room
The dining room is an impressive formal space, designed for entertaining on a generous scale. Full height panelling gives the room a strong architectural presence, complemented by wide timber flooring and balanced proportions throughout. A fireplace provides a natural focal point, reinforcing the room’s traditional role within the house. The layout comfortably accommodates large gatherings while retaining a sense of intimacy and formality.

The billiard room
The billiard room is a striking and characterful reception space, designed for leisure and entertaining. Generous proportions comfortably accommodate a full sized table while allowing space for seating and display. Timber flooring and wall panelling establish a strong sense of tradition, complemented by a high ceiling and balanced layout. Windows on multiple aspects reinforce the room’s scale and presence within the house.

The library
The library is a refined and atmospheric room, well suited to quiet study or informal retreat. Full height fitted book shelving lines the walls, providing extensive storage and reinforcing the room’s purpose and character. Ceiling cornicing and a central ceiling rose reflect the Georgian origins of the house, while the proportions create an enclosed and comfortable setting distinct from the larger reception rooms.

The sitting room
The sitting room offers a comfortable and established reception space, suited to everyday use within the main house. Built in shelving lines one wall, providing structure and balance to the room, while a central fireplace forms a clear focal point. The proportions allow for defined seating areas without compromising circulation, creating a room that feels contained yet generous.

The boot room and cloakroom
The boot room provides a practical and well positioned space for everyday access, particularly suited to country living. Fitted storage and work surfaces allow for organised use, with direct connections to the surrounding ground floor rooms supporting efficient circulation. The adjoining cloakroom is discreetly arranged and conveniently located, offering facilities for guests and day to day use.

The principal bedroom
The principal bedroom is a substantial and well proportioned room, positioned to enjoy a quiet and elevated outlook over the grounds. Cornicing and tall windows reflect the Georgian origins of the house, while the layout creates a calm and private retreat removed from the main circulation. Direct access to adjoining en suite enhances practicality, making this a fitting principal suite within a house of this stature.

The principal en suite
The principal en suite is a generously proportioned bathroom arranged to serve the main bedroom suite with both comfort and practicality. A well balanced layout incorporates a freestanding bath, separate shower enclosure and twin wash basins, allowing the space to function efficiently for daily use. Traditional sanitaryware and patterned flooring sit comfortably within the character of the house, while windows provide ventilation and outlook.

The second bedroom and en suite
The second bedroom is a well proportioned and comfortable room, positioned to provide a calm and private setting. An adjoining en suite enhances privacy and convenience, making this room particularly well suited for family or guest use. The en suite bathroom is arranged to serve the bedroom with practicality and ease. A well planned layout incorporates a bath, wash basin and WC, allowing the space to function efficiently for daily use.

The third bedroom and en suite
The third bedroom is a comfortable and well arranged room, the proportions allow for straightforward furnishing and circulation, while cornicing reflects the period character found throughout the house. An adjoining en suite provides privacy and convenience, making the room well suited for family members or guests. Its position within the house allows it to function independently while remaining closely connected to the principal accommodation.

The fourth bedroom
The fourth bedroom is a well sized and balanced room, windows provide an open outlook across the grounds, giving the room a settled and composed atmosphere. This is a versatile bedroom suited to family use or longer term guests.

The remaining bedrooms
The fifth, sixth, seventh, eighth and ninth bedrooms together provide a generous and flexible range of accommodation, well suited to family living, guests or staff use. Each room is well proportioned and arranged to allow practical use without compromising circulation, with several benefiting from en suite facilities to support independent occupation.

Their distribution throughout the upper floors creates a sense of privacy and balance, ensuring the house can comfortably accommodate larger households while maintaining a coherent and well ordered layout.

The bathroom
The bathroom is a charming and characterful space, well suited to the period of the house. A traditional panelled bath with classic fittings forms the focal point, set against part tiled walls with delicate decorative detailing. Patterned floor tiles add visual interest and reinforce the heritage feel, while a large sash window dressed with soft furnishings allows natural light to flood the room.

The gardens and grounds
The Old Manor is set within beautiful mature gardens and grounds that frame the house and extend into the surrounding countryside, creating a sense of space, privacy and rural seclusion. Lawns sweep away from the house and are interspersed with a wide variety of established trees, including specimen and fruit varieties, alongside thoughtfully planted borders stocked with shrubs and roses.

To the west of the house, accessed directly from the drawing room, is a swimming pool set within a paved sun terrace and screened by mature trees. The pool area enjoys a sheltered position within the grounds and is complemented by a separate pump room housing the filtration equipment and boiler. The design sits comfortably within its setting and offers scope for enhancement.

To the south of the house the gardens open towards a peaceful fishing lake, stocked with roach, rudd and carp and featuring two platforms, providing a tranquil focal point within the landscape. Nearby sits the tennis court, discreetly positioned and enclosed by established planting, offering a recreational amenity within the grounds.

To the rear of the house lies an orchard with a variety of fruit trees including cherries, plums, greengage, damson, apples and pears. This area adjoins a field which could be sectioned to form a paddock, with further paddocks beyond. Features within the grounds also include a well, a children’s playhouse and practical garden infrastructure.

The equestrian facilities
The equestrian facilities are extensive and well arranged, offering both private use and income potential. There is a block of two stallion boxes and two stable blocks providing a total of sixteen boxes. The stable yard is a notable feature of the estate, incorporating an indoor arena measuring approximately 18m x 40m with a viewing area. Adjoining are further stables with ten boxes, a tack room, hay store and four large boxes, together with a substantial hay barn.

This area benefits from separate road access and parking for numerous vehicles, allowing it to operate independently from the main house if required. Beyond the buildings are six paddocks, two of which are served by field shelters. All paddocks have a water supply or access to water taps, and are complemented by two areas of woodland, adding both shelter and visual interest to the landscape.

The Coach House
The Coach House is a versatile ancillary building offering flexible accommodation and workspace potential, subject to any necessary consents. The ground floor centres on a generous kitchen, living and dining room, arranged as an open yet well defined space, alongside a good sized bedroom and a separate tack room reflecting the estate’s equestrian heritage.

Upstairs, the upper floor is arranged beneath exposed roof timbers and offers clear potential for further ancillary accommodation or alternative uses, subject to any necessary approvals. Enjoying a close relationship with the main house while retaining a sense of independence, The Coach House benefits from views across the grounds towards Bredon Hill and convenient access to the equestrian facilities, forming a valuable and adaptable element of the estate.

The Old Chapel
Set discreetly behind the main house and enjoying its own approach, The Old Chapel provides a charming and entirely self contained residence within the estate, with independent utility services. The accommodation is thoughtfully arranged and includes a well proportioned kitchen dining room forming the heart of the home, a comfortable sitting room with direct access to the garden, and practical ground floor facilities.

On the upper level are two bedrooms served by a family bathroom, creating well balanced living space suited to both permanent occupation and letting use. Outside, the cottage benefits from its own garden and parking, offering privacy and flexibility while presenting clear potential for continued income or ancillary accommodation.

The driveway and parking
To the front of the house, a substantial gravelled forecourt provides ample parking for numerous vehicles, comfortably accommodating family use and larger gatherings alike. The arrangement sits naturally within the setting, complementing the period character of the house while remaining highly practical.

In addition to the main forecourt, further parking is available around the estate, including near the Coach House and equestrian facilities, with separate vehicular access to the riding school and yard area. This separation allows for efficient day to day operation of the equestrian business without impacting the privacy or presentation of the main house.

Location

The Old Manor enjoys a glorious rural position on the edge of the village of Earls Croome, surrounded by open countryside with far reaching views towards Bredon Hill. The setting offers a sense of privacy and tranquillity while remaining highly accessible.

The local area is well regarded for walking, riding and a variety of country pursuits. Around a mile away is the popular Jockey Inn, a well known pub and restaurant serving the surrounding villages. Earls Croome itself lies approximately 2.5 miles away and provides a village church, village hall and a garden centre with café and restaurant facilities.

More amenities are available in nearby market towns including Upton upon Severn, Pershore, Tewkesbury and Worcester, all offering a wide range of shops, services and leisure facilities. The property falls within the catchment area for Pershore High School and is also well placed for Hanley Castle High School, with a good selection of independent schools available throughout Worcestershire and Gloucestershire.

Transport connections are excellent for a rural property, with easy access to the M5 and the M50, providing efficient links to the Midlands, Bristol and the wider motorway network. Rail services are available from Pershore, Tewkesbury and Worcester, offering regular connections to regional centres and London.

Services

The property benefits from oil fired central heating, mains water and electricity. Drainage is supplied via a private septic tank.

Declaration of Interest
Interested parties should be aware that the property is being sold on behalf of an employee of Andrew Grant, a relative of an employee of Andrew Grant or a friend of an employee of Andrew Grant.

Fees

Reservation Fee - refundable on exchange

A reservation fee, refundable on exchange, is payable prior to the issue of the Memorandum of Sale and after which the property may be marked as Sold Subject to Contract. The fee will be reimbursed upon the successful Exchange of Contracts.

The fee will be retained by Andrew Grant in the event that you the Buyer withdraws from the purchase or does not Exchange within 6 months of the fee being received other than for one or more of the following reasons:

1. Any significant material issues which individually are more than 1% of the agreed purchase price and are highlighted in a survey and were not evident or drawn to the attention of you, the Buyer, prior to the Memorandum of Sale being issued.
2. Serious and material defect in the seller’s legal title.
3. Local search revealing a matter that has a material adverse effect on the market value of the property that was previously undeclared and not in the public domain.
4. The vendor withdrawing the property from sale.

The reservation fee will be 0.5% of the accepted offer price for offers below £800,000 and 1% for offers of £800,000 or over. This fee, unless specified otherwise, is payable upon acceptance by the vendor of an offer from a buyer and completion of an assessment of the buyer’s financial status and ability to proceed.

Should a buyer’s financial position regarding the funding of the property prove to be fundamentally different from that declared by the buyer when the Memorandum of Sale was completed, then the Vendor has the right to withdraw from the sale and/or the reservation fee retained. For example, where the buyer declares themselves as a cash buyer but are in fact relying on an unsecured sale of their property. The reservation fee will not be refunded where there is an inability on the part of the Buyer to raise any required mortgage after the Memorandum of Sale is completed.

Once the reservation fee has been paid, any renegotiation of the price stated in the memorandum of sale for any reason other than those covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be levied on any subsequent reduced offer that is accepted by the vendor. This further fee will be subject to the same conditions that prevail for all reservation fees outlined above.