Guide price
£1,350,000
(£197/sq. ft)
6 bed barn conversion for saleBodenham, Hereford HR1
6 beds
2 baths
6 receptions
6,846 sq. ft
EPC Rating: B
Just added
Freehold
About this property
A rare opportunity comprising two superb contemporary country homes, offering approximately 6,850 sq ft of accommodation in total
Each property extends to approximately 3,423 sq ft, providing exceptional space for multi-generational living, two families, home and income or investment
Magnificent elevated position with far-reaching panoramic views towards Pen y Fan, the Skirrid, Sugar Loaf and the mountains of South Wales
Beautifully finished throughout, with vast, light-filled open-plan living spaces designed for family life and entertaining
Highly energy efficient, with EPC B ratings, ground-source heat pumps and underfloor heating helping to keep running costs remarkably manageable for accommodation of this scale
Approximately nine acres tbv with gently sloping pasture, enjoying an open outlook and a tremendous sense of space and privacy
Extensive range of substantial portal-framed and traditional buildings, offering exceptional scope for agricultural, smallholding, storage, workshop or other appropriate uses
Large yard, extensive hardcore roadways and hardstanding, with further possibilities subject to planning, covenant and any other necessary consents
Enormously flexible accommodation which could potentially be reconfigured or combined to suit changing family requirements, subject to any necessary consents
Peaceful and private yet remarkably convenient, within easy reach of Bodenham village amenities and well placed for Hereford, Leominster, Bromyard, Worcester and motorway connections
Situation & Description
The Barley Store and Old Stone House Farm occupy a magnificent elevated position on the outskirts of the popular Herefordshire village of Bodenham. Set in approximately nine acres of gently sloping pasture, the property enjoys a wonderfully open setting with far-reaching views across the surrounding countryside and towards the mountains of South Wales.
The outlook is quite exceptional. From the houses and across much of the holding, the landscape stretches away towards Pen y Fan, the Skirrid and Sugar Loaf, with Hereford and the Radnor hills forming part of an extraordinary panorama. Despite the breadth of the views, the houses themselves feel remarkably private and are not overlooked, with the substantial range of barns and buildings providing separation from the neighbouring property.
For somewhere that feels so rural, it is also exceptionally convenient. Bodenham provides everyday amenities including a village shop, Doctors surgery, primary school, public house and petrol station, while the surrounding road network gives straightforward access to Hereford, Leominster and Bromyard. The A4103 provides an easy route towards Worcester and onward motorway connections, making this a very accessible base for such a peaceful country setting.
What makes the property particularly unusual, however, is the combination of accommodation, land and buildings. The former agricultural building has been transformed into two striking contemporary homes, The Barley Store and Old Stone House Farm, each extending to approximately 318 sq m or 3,423 sq ft. Together they provide almost 6,850 sq ft of beautifully finished residential accommodation.
This creates an exceptional number of possibilities. The two houses could provide independent homes for different generations of the same family, allow two families or friends to live alongside one another, provide a substantial home together with a rental or holiday income, or simply give an owner an extraordinary amount of flexible accommodation. Old Stone House Farm is currently let, demonstrating the income potential already available.
Alongside the houses is an extensive range of substantial portal-framed and traditional buildings, together with a large yard, hardstanding and proper hardcore roadways. These provide considerable potential for anyone requiring agricultural or smallholding facilities, extensive storage, workshops or space for a collection of cars or machinery. The buildings could also have appeal for equestrian use, while one of the level hardstanding areas may offer potential for an arena, further parking or other uses, all subject to planning permission, covenant and any other necessary consents.
It is a combination that is increasingly difficult to find: Two genuinely substantial homes set in approximately nine acres tbv, extensive buildings and yard space, privacy and remarkable views, yet with village amenities and excellent road connections close at hand.
The Property
Originally forming part of a substantial agricultural building, The Barley Store and Old Stone House Farm have been converted and finished to an excellent standard, creating two impressive contemporary homes which retain the scale and proportions of the original structure while making the most of their elevated setting and extraordinary outlook.
Although adjoining, the two houses have been arranged differently internally, giving each its own character. Both offer exceptionally generous accommodation and tremendous flexibility, with approximately 3,423 sq ft in each property. Subject to any necessary consents, there is also potential to alter the internal arrangements further or potentially combine the accommodation again should a future owner require one truly enormous home.
At the heart of both houses are the vast open-plan living spaces. Rather than feeling cavernous, these have been cleverly designed to create sociable areas where cooking, eating, relaxing and entertaining can all happen together. Extensive glazing floods the interiors with natural light and ensures that the far reaching countryside views remain a constant backdrop to everyday life.
In Old Stone House Farm particularly, the scale of the main living space lends itself beautifully to family life. There is room for children to play while remaining within sight of the kitchen, plenty of space for everyone to gather together and, equally, enough room for a large group of family and friends without ever feeling crowded. For entertaining, the proportions are superb.
The accommodation also offers considerable scope to adapt as requirements change. Ground-floor rooms presently used as offices could potentially provide additional bedroom accommodation, while some of the first-floor rooms are sufficiently large to be subdivided if additional bedrooms were required. The two houses already demonstrate how differently the same basic footprint can be configured.
Despite providing almost 6,850 sq ft of accommodation between them, energy efficiency has been an important part of the conversion. Both homes have an EPC rating of B, ground-source heat pumps and underfloor heating. This is a significant advantage in a property of this scale, helping to provide running costs that compare extremely favourably with many much smaller, older country houses.
The quality of the finish continues throughout, but it is perhaps the relationship between the interiors and their setting that makes these houses particularly memorable. The enormous windows frame views which seem to stretch forever, while the absence of overlooking gives the accommodation a sense of privacy that is increasingly difficult to find.
The accommodation is arranged as follows:
Old Stone House Farm
Utility Room
Fitted with a range of wood effect wall and base units incorporating Corner pantry cupboard. Window to front elevation Stainless steel sink unit with mixer tap over, space and plumbing for automatic washing machine and tumble dryer, Cupboard housing heat pump. Hot water cylinder and under floor heating controls etc, wood laminate flooring. Doors off to
Shower room
With a low level WC, pedestal wash hand basin, shower and window to front elevation.
Office/Bedroom
With wood laminate floor, window to front elevation. Open reach master socket
Huge Open Plan Living Space
An impressive room incorporating Kitchen and breakfast area, sitting room, dining room and play room/reception area. Kitchen area fitted with a range of Wall and base units including an island unit. Cupboards and drawers, Rangemaster Nexus se cooker and extractor over, stainless steel sink unit with mixer tap over space and plumbing for dishwasher, further cupboards and wall units with glass fronted display cupboards. Wood laminate flooring to kitchen area. Large open plan Sitting room, dining room, play room all carpeted. Central heating thermostat, Patio doors with two windows to either side, enjoy far reaching views and leading out to the south facing deck.
First Floor Landing
With doors off to
Bedroom three
With radiator, window to rear elevation and lovely views.
Bedroom two
With window to rear elevation, lovely views and radiator.
Family bathroom
With low level WC, pedestal wash hand basin and shower with handheld and rainfall in separate cubicle Window to front elevation.
Master bedroom
A huge room spanning the full width of the building. With windows to front, rear and side elevations, lovely views and radiator. With door off to
En-suite
With shower, low level WC, pedestal wash hand basin ladder style towel rail
The Barley Store
Entrance Lobby
An impressive entrance with stairs to first floor and leading into the lovely
Open Plan Living Area
A superb room incorporating Kitchen and breakfast area, sitting room and dining room. The kitchen area fitted with a range of wall and base units including an island unit. Cupboards and drawers, Rangemaster Nexus se cooker and extractor over, stainless steel sink unit with mixer tap over space and plumbing for dishwasher, further cupboards and wall units. Patio doors lead out to the south facing deck, and lovely views from inside and out. A fabulous entertaining and living space.
Utility Room
Fitted with a range of wall and base units incorporating stainless steel sink unit with mixer tap over, space and plumbing for automatic washing machine and tumble dryer, Cupboard housing heat pump. Hot water cylinder and under floor heating controls etc, wood laminate flooring. Window to front elevation and door leading to rear gardens and vegetable and growing area. Doors off to
WC
With a low level WC, pedestal wash hand basin, window to front elevation.
Office/Bedroom
Window to front elevation. Currently in use as a study/office but equally could be used as an additional bedroom or playroom.
First Floor Landing and Reading Room
An open and spacious landing area; somewhere to sit and enjoy the views and watch the sunsets! Doors off to
Bedroom Three
With windows to rear elevation and far reaching views
Bedroom Two
With windows to rear and side elevations, views.
Master Bedroom
With windows to side and front elevations, door to
En-suite
With shower, low level WC and pedestal wash hand basin
Family Bathroom
With shower in separate cubicle, free standing bath, low level WC and wash hand basin in vanity unit with storage. Ladder style radiator and window to front elevation.
Outside
Each property has its own fully enclosed garden and parking areas. Old Stone House Farm has both parking to the front and its own designated parking area accessed via its own drive to the side. The Barley Store again has parking to the front and the driveway continues down to the large hardstanding area beyond.
The entrance driveway gives access to the extensive range of buildings and yard to the right hand side with the drive splitting to provide access to the left to the level and gently sloping pasture land and parking area for Old Stone House Farm. The roadway leads down to parking in front of both properties and continues onto the lower hardstanding area. Access from here to the lower enclosure and main pasture land.
There is troughed water and taps to both fields and water, power and light to the buildings.
Practicalities
Council tax band F. Approximately £364 per calendar month payable for each property.
The properties are on mains water with septic tank drainage (fibre glass tank suitable for 12 person use and installed approx. 10 years ago) and each of the properties has its own separate electric meter.
The properties enjoy underfloor heating from a 9Kw ground source heat pump, one receiving rhi (Renewable Heat Incentive) payments. Twelve months remain approximately £5,500 or thereabouts tbc on one of the houses.
Each property has high eco credentials and running from ground source heat pumps there are considerable savings to be made compared to an older, smaller character property. The cost of heating, lighting, cooking etc, for example in August was just £131 and a winter bill showed £170 or thereabouts. These are just examples.
There is an electricity pole on the land, vendors receiving £16.37 pa.
There are no rights of way or footpaths across the property
Disclaimer
Important information
These particulars have been prepared with reasonable care and are intended to provide a general description of the property. They do not form part of any offer or contract. Measurements, distances and floor plans are approximate and are provided for guidance only. Unless otherwise stated, services, heating systems and appliances have not been tested by the agent. Items shown in photographs are not necessarily included in the sale; inclusions should be confirmed through the conveyancing process.
Some images may have been enhanced using ai to help potential buyers visualise the property beyond the current furnishings. These images are illustrative and may not reflect the property’s current appearance.
Prospective buyers should arrange appropriate inspections, surveys and legal enquiries before committing to purchase. Please contact the agent if you require clarification of any information
The Barley Store and Old Stone House Farm occupy a magnificent elevated position on the outskirts of the popular Herefordshire village of Bodenham. Set in approximately nine acres of gently sloping pasture, the property enjoys a wonderfully open setting with far-reaching views across the surrounding countryside and towards the mountains of South Wales.
The outlook is quite exceptional. From the houses and across much of the holding, the landscape stretches away towards Pen y Fan, the Skirrid and Sugar Loaf, with Hereford and the Radnor hills forming part of an extraordinary panorama. Despite the breadth of the views, the houses themselves feel remarkably private and are not overlooked, with the substantial range of barns and buildings providing separation from the neighbouring property.
For somewhere that feels so rural, it is also exceptionally convenient. Bodenham provides everyday amenities including a village shop, Doctors surgery, primary school, public house and petrol station, while the surrounding road network gives straightforward access to Hereford, Leominster and Bromyard. The A4103 provides an easy route towards Worcester and onward motorway connections, making this a very accessible base for such a peaceful country setting.
What makes the property particularly unusual, however, is the combination of accommodation, land and buildings. The former agricultural building has been transformed into two striking contemporary homes, The Barley Store and Old Stone House Farm, each extending to approximately 318 sq m or 3,423 sq ft. Together they provide almost 6,850 sq ft of beautifully finished residential accommodation.
This creates an exceptional number of possibilities. The two houses could provide independent homes for different generations of the same family, allow two families or friends to live alongside one another, provide a substantial home together with a rental or holiday income, or simply give an owner an extraordinary amount of flexible accommodation. Old Stone House Farm is currently let, demonstrating the income potential already available.
Alongside the houses is an extensive range of substantial portal-framed and traditional buildings, together with a large yard, hardstanding and proper hardcore roadways. These provide considerable potential for anyone requiring agricultural or smallholding facilities, extensive storage, workshops or space for a collection of cars or machinery. The buildings could also have appeal for equestrian use, while one of the level hardstanding areas may offer potential for an arena, further parking or other uses, all subject to planning permission, covenant and any other necessary consents.
It is a combination that is increasingly difficult to find: Two genuinely substantial homes set in approximately nine acres tbv, extensive buildings and yard space, privacy and remarkable views, yet with village amenities and excellent road connections close at hand.
The Property
Originally forming part of a substantial agricultural building, The Barley Store and Old Stone House Farm have been converted and finished to an excellent standard, creating two impressive contemporary homes which retain the scale and proportions of the original structure while making the most of their elevated setting and extraordinary outlook.
Although adjoining, the two houses have been arranged differently internally, giving each its own character. Both offer exceptionally generous accommodation and tremendous flexibility, with approximately 3,423 sq ft in each property. Subject to any necessary consents, there is also potential to alter the internal arrangements further or potentially combine the accommodation again should a future owner require one truly enormous home.
At the heart of both houses are the vast open-plan living spaces. Rather than feeling cavernous, these have been cleverly designed to create sociable areas where cooking, eating, relaxing and entertaining can all happen together. Extensive glazing floods the interiors with natural light and ensures that the far reaching countryside views remain a constant backdrop to everyday life.
In Old Stone House Farm particularly, the scale of the main living space lends itself beautifully to family life. There is room for children to play while remaining within sight of the kitchen, plenty of space for everyone to gather together and, equally, enough room for a large group of family and friends without ever feeling crowded. For entertaining, the proportions are superb.
The accommodation also offers considerable scope to adapt as requirements change. Ground-floor rooms presently used as offices could potentially provide additional bedroom accommodation, while some of the first-floor rooms are sufficiently large to be subdivided if additional bedrooms were required. The two houses already demonstrate how differently the same basic footprint can be configured.
Despite providing almost 6,850 sq ft of accommodation between them, energy efficiency has been an important part of the conversion. Both homes have an EPC rating of B, ground-source heat pumps and underfloor heating. This is a significant advantage in a property of this scale, helping to provide running costs that compare extremely favourably with many much smaller, older country houses.
The quality of the finish continues throughout, but it is perhaps the relationship between the interiors and their setting that makes these houses particularly memorable. The enormous windows frame views which seem to stretch forever, while the absence of overlooking gives the accommodation a sense of privacy that is increasingly difficult to find.
The accommodation is arranged as follows:
Old Stone House Farm
Utility Room
Fitted with a range of wood effect wall and base units incorporating Corner pantry cupboard. Window to front elevation Stainless steel sink unit with mixer tap over, space and plumbing for automatic washing machine and tumble dryer, Cupboard housing heat pump. Hot water cylinder and under floor heating controls etc, wood laminate flooring. Doors off to
Shower room
With a low level WC, pedestal wash hand basin, shower and window to front elevation.
Office/Bedroom
With wood laminate floor, window to front elevation. Open reach master socket
Huge Open Plan Living Space
An impressive room incorporating Kitchen and breakfast area, sitting room, dining room and play room/reception area. Kitchen area fitted with a range of Wall and base units including an island unit. Cupboards and drawers, Rangemaster Nexus se cooker and extractor over, stainless steel sink unit with mixer tap over space and plumbing for dishwasher, further cupboards and wall units with glass fronted display cupboards. Wood laminate flooring to kitchen area. Large open plan Sitting room, dining room, play room all carpeted. Central heating thermostat, Patio doors with two windows to either side, enjoy far reaching views and leading out to the south facing deck.
First Floor Landing
With doors off to
Bedroom three
With radiator, window to rear elevation and lovely views.
Bedroom two
With window to rear elevation, lovely views and radiator.
Family bathroom
With low level WC, pedestal wash hand basin and shower with handheld and rainfall in separate cubicle Window to front elevation.
Master bedroom
A huge room spanning the full width of the building. With windows to front, rear and side elevations, lovely views and radiator. With door off to
En-suite
With shower, low level WC, pedestal wash hand basin ladder style towel rail
The Barley Store
Entrance Lobby
An impressive entrance with stairs to first floor and leading into the lovely
Open Plan Living Area
A superb room incorporating Kitchen and breakfast area, sitting room and dining room. The kitchen area fitted with a range of wall and base units including an island unit. Cupboards and drawers, Rangemaster Nexus se cooker and extractor over, stainless steel sink unit with mixer tap over space and plumbing for dishwasher, further cupboards and wall units. Patio doors lead out to the south facing deck, and lovely views from inside and out. A fabulous entertaining and living space.
Utility Room
Fitted with a range of wall and base units incorporating stainless steel sink unit with mixer tap over, space and plumbing for automatic washing machine and tumble dryer, Cupboard housing heat pump. Hot water cylinder and under floor heating controls etc, wood laminate flooring. Window to front elevation and door leading to rear gardens and vegetable and growing area. Doors off to
WC
With a low level WC, pedestal wash hand basin, window to front elevation.
Office/Bedroom
Window to front elevation. Currently in use as a study/office but equally could be used as an additional bedroom or playroom.
First Floor Landing and Reading Room
An open and spacious landing area; somewhere to sit and enjoy the views and watch the sunsets! Doors off to
Bedroom Three
With windows to rear elevation and far reaching views
Bedroom Two
With windows to rear and side elevations, views.
Master Bedroom
With windows to side and front elevations, door to
En-suite
With shower, low level WC and pedestal wash hand basin
Family Bathroom
With shower in separate cubicle, free standing bath, low level WC and wash hand basin in vanity unit with storage. Ladder style radiator and window to front elevation.
Outside
Each property has its own fully enclosed garden and parking areas. Old Stone House Farm has both parking to the front and its own designated parking area accessed via its own drive to the side. The Barley Store again has parking to the front and the driveway continues down to the large hardstanding area beyond.
The entrance driveway gives access to the extensive range of buildings and yard to the right hand side with the drive splitting to provide access to the left to the level and gently sloping pasture land and parking area for Old Stone House Farm. The roadway leads down to parking in front of both properties and continues onto the lower hardstanding area. Access from here to the lower enclosure and main pasture land.
There is troughed water and taps to both fields and water, power and light to the buildings.
Practicalities
Council tax band F. Approximately £364 per calendar month payable for each property.
The properties are on mains water with septic tank drainage (fibre glass tank suitable for 12 person use and installed approx. 10 years ago) and each of the properties has its own separate electric meter.
The properties enjoy underfloor heating from a 9Kw ground source heat pump, one receiving rhi (Renewable Heat Incentive) payments. Twelve months remain approximately £5,500 or thereabouts tbc on one of the houses.
Each property has high eco credentials and running from ground source heat pumps there are considerable savings to be made compared to an older, smaller character property. The cost of heating, lighting, cooking etc, for example in August was just £131 and a winter bill showed £170 or thereabouts. These are just examples.
There is an electricity pole on the land, vendors receiving £16.37 pa.
There are no rights of way or footpaths across the property
Disclaimer
Important information
These particulars have been prepared with reasonable care and are intended to provide a general description of the property. They do not form part of any offer or contract. Measurements, distances and floor plans are approximate and are provided for guidance only. Unless otherwise stated, services, heating systems and appliances have not been tested by the agent. Items shown in photographs are not necessarily included in the sale; inclusions should be confirmed through the conveyancing process.
Some images may have been enhanced using ai to help potential buyers visualise the property beyond the current furnishings. These images are illustrative and may not reflect the property’s current appearance.
Prospective buyers should arrange appropriate inspections, surveys and legal enquiries before committing to purchase. Please contact the agent if you require clarification of any information
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