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"An attractive south facing detached farmhouse with lovely period features and offering spacious and versatile family accommodation.

Ground floor
Welcoming entrance hall with hardwood floor and inset matwell, fitted cloaks cupboard, understairs store cupboard, pantry cupboard with shelving and cellar head
Ground floor bathroom with panelled bath and separate Mira shower cubicle
From the entrance hall a doorway with steps lead down to a wonderful dual aspect formal sitting room with a feature fireplace with an open fire, dining area and multipaned double doors to the garden room
Stunning oak and glazed garden room with tiled under floor heating and glazed double doors leading to the south facing terrace and gardens
Study office and adjoining laundry room with door to garden, plumbing for washing machine and integral access to Honeysuckle Cottage currently closed off
Lovely farmhouse kitchen with underfloor heating and kitchen fitted units, granite worktops and integral appliances. A door opens out to the front porch and feature open beams link the adjoining family room which has a feature fireplace and a Clearview wood burning stove

First floor
Large landing flooded with natural light form 2 Velux windows and having 3 double fitted cupboards
Principal bedroom with feature exposed stone wall and windows overlooking the garden, ceiling beams and fitted wardrobes together with stylish en suite bathroom with panelled bath with rainwater shower over and double doors opening onto a Juliet balcony which enjoys countryside views
Guest bedroom with exposed beams and a door to a useful dressing room walk in wardrobe study which is also accessed from the landing
Dual aspect bedroom with ceiling beams and fourth bedroom overlooking the garden
Family bathroom with borrowed window to the landing and sliding door, white suite with panelled bath and window overlooking the garden

Pear Tree Cottage
Attractive single storey detached cottage situated across the driveway from the main house
Hallway with matwell and airing cupboard
Sitting room with French doors to garden, ceiling beams and feature corner stone fireplace with Clearview wood burning stove
Kitchen with fitted units, recess for appliances and Hotpoint freestanding cooker
2 bedrooms both with fitted cupboards and bathroom with a panelled bath with Calypso Plus shower over

Honeysuckle Cottage
Charming single storey cottage with separate access as well as access from the main residence. Whilst currently closed off this integral access offers the flexibility of easily incorporating the accommodation back into the main residence
Open plan kitchen sitting room with fitted kitchen units and Indesit oven and hob. The dual aspect sitting room area has a feature fireplace with an Arrow wood burning stove and glazed double doors to a west facing garden
Double bedroom with mirror fronted wardrobes and separate bathroom with a panelled bath with a shower over

Gardens and grounds
Gravelled driveway with parking for four vehicles
Lawned front garden with pedestrian gate to the lane
To the rear lovely lawned gardens with fabulous rural views and mature well stocked borders and fruit trees to include apple, damson, pear and plum
South facing terrace being a lovely outdoor seating and entertaining area
2 separate gated driveways and off road parking areas for both Pear Tree Cottage and Honeysuckle Cottage. Both cottages also have wooden garden stores and private outdoor seating areas and gardens
The gardens and grounds extend in total to approximately 0.86 acres
Situation
Upper House Farm is situated in an area of outstanding natural beauty in south Herefordshire, a stone s throw from the vibrant village of Upton Bishop which has the popular Moody Cow public house restaurant together with a village hall and Church.
Ross on Wye and Ledbury are close at hand providing regional shopping, restaurants and hotels with more extensive shopping and amenities available in Cheltenham, Gloucester and Worcester.
The location has fast access to regional and national communications including the A40, M50 and M5. The glorious countryside of Herefordshire, Gloucestershire and the Welsh Borders are within easy reach and excellent walks in the Malvern Hills and
Brecon Beacons are only a short distance away. Superb fishing is also found on the beautiful River Wye. Ledbury has a railway station and high speed trains can be taken from Worcester, Gloucester and Cheltenham, with direct journeys to London Paddington.
A selection of leading preparatory and public schools can be found close at hand in Malvern, Worcester, Cheltenham, Hereford and Monmouth.


Fixtures and fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains water and electricity are connected. Private drainage shared between all three properties.
Upper House Farm and Honeysuckle Cottage have a shared oil fired central heating system supplied by the outdoor Worcester boiler. Pear Tree Cottage benefits from a separate outdoor oil fired boiler. None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.

If the private drainage system requires updating replacement, it is assumed that prior to offers being made, associated costs have been considered and are the responsibility of the purchaser. Interested parties are advised to make their own investigations, no further information will be provided by the selling agents.

We understand that the current broadband download speed at the property is around 31 Mbps, however please note that results will vary depending on the time a speed test is carried out. The estimated fastest download speed currently achievable for the property postcode area is around 1800 Mbps data taken from checker.ofcom.org.uk on 30 05 2025 . Actual service availability at the property or speeds received may be different.
We understand that the property is likely to have current mobile coverage outdoors data taken from checker.ofcom.org.uk on 30 05 2025 . Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

Tenure
The property is to be sold freehold with vacant possession.

Method of sale
The property is for sale by Private Treaty.

Local Authority
Herefordshire District Council
Upper House Farm Council Tax Band G
Honeysuckle Cottage Council Tax Band A
Pear Tree Cottage Council Tax Band A

Public rights of way, wayleaves and easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Plans and boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor s agents will be responsible for defining the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.



Directions
Postcode HR9 7QX
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