Limekiln Farm is positioned in an elevated and enviable position overlooking the Stroud Valley with far reaching views towards the River Severn and beyond. Extending to approximately 102 acres as a whole the farm is located in an attractive and rural position with the benefit of being within easy reach of a popular market town. Currently utilised for agricultural purposes the farm has huge potential for other uses and is available as a whole or in up to two lots.

Lot 1 - Rifle Butts Cottage, Gardens & Grounds About 11.72 acres (4.72 ha)

Nestled on the edge of the farm Rifle Butts Cottage is an attractive traditional Cotswold cottage, formerly three cottages, now a modernised family home and presented to a high standard. Approached via the long farm drive the cottage is private and extends to approximately 2,670 sq ft. On the ground floor is a good sized kitchen with exposed beams and central dining area with adjoining entrance hall providing access to the larder, shower room, utility room and the timber framed entrance porch. Steps from the kitchen lead you into the snug, which could also be used as a dining room, with a door to the garden, accessed from the snug is a cosy sitting room with woodburner and exposed beams. On the first floor is the principal bedroom, double bedroom and family bathroom with a third bedroom on the second floor. A further double en suite bedroom is accessed from the sitting room via a traditional curved stair case.

Rifle Butts Cottage is full of charm and benefits from views overlooking its own land and the neighbouring valley.

Gardens and Grounds Attractive, sheltered gardens surround the cottage providing a wonderful outlook and are currently laid to lawn with flower beds, raised beds and apple orchards. A useful paved seating and outdoor entertaining space is located next to the cottage and an outdoor swimming pool (currently redundant) is located on the edge of the garden. A modern garage is located adjacent to the cottage and could be used for alternative uses subject to the correct permissions.

Lot 2 - Limekiln Farm About 90.45 acres

Limekiln farmhouse is light and spacious and comprises a main entrance hall, open plan kitchen dining room, utility room with back door, office, sitting room, conservatory and a double bedroom completes the ground floor. On the second floor is the principal bedroom with en suite bathroom, two further double bedrooms and a family bathroom. The farmhouse benefits from views over its large gardens and thepaddocks beyond.

The farmhouse is subject to an Agricultural Occupancy Condition (AOC).

The Land Surrounding the farmhouse is gently undulating grassland which has been very well maintained by the current owners and divided into useful paddocks ranging from 3 to 5 acres each. All the enclosures are well fenced with livestock fencing and easily accessible from the farmhouse, stables and farm drive. Set up in a way to suit grazing purposes the enclosures each benefit from troughs connected to the mains water connection and internal field gates. The land is suitable for agricultural and equestrian use however there is potential for alternative uses (subject to the correct permissions). Areas of mixed broadleaf woodland are interspersed across the farm with mature hedgerows bordering the farm providing an attractive outlook.

Stables and Buildings Located to the south of the farmhouse is a well-equipped stable yard with 15 loose boxes, feed room and tack room with an adjoining kitchen, office and bathroom surrounding an internal concrete yard. Located in a private position with views across the farm the stables are accessed along their own drive and have direct access to the paddocks and are within easy reach of the farmhouse.

Two further farm buildings are located to the north of the farmhouse and have been used for agricultural and equestrian purposes.

Method of sale: Limekiln Farm is offered for sale as a whole, or in up to two lots by private treaty. Wayleaves, easements and rights of way: The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

There are public footpaths crossing over the land. Further details are available from the vendor’s agent.

Basic Payment: The entitlements to the Basic Payment Scheme are included within the sale.

Designations: Limekiln Farm lies within the Cotswolds Area of Outstanding Natural Beauty and a Nitrate Vulnerable Zone (NVZ).

Sporting, timber and mineral rights: All sporting, timber and mineral rights are included in the freehold sale, in so far as they are owned.

Option Agreement: Fields 3209 and 3713 are subject to an option agreement. Further details are available from the vendor’s agent.

Right of Access: Upon completion a right of access will be granted to the Vendor’s of the farm for access to a family grave. If the farm is sold in Lots a right of access will be granted along part of the farm track to the buyers of Lot 2. Further details are available upon request from the vendor’s agent.

Covenants and/or restrictions: There are restrictions/covenants listed on the Land Registry Title deed, details of which will be made available by the vendor’s solicitors on request.

Fixtures and fittings: All items usually regarded as tenant’s fixtures and fittings and equipment, including fitted carpets and curtains, together with garden ornaments and statuary, are specifically excluded from the sale.

Council (www.stroud.gov.uk).

VAT: Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property, or any part of it, or any right attached to it, becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.

Health and safety: Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings and machinery.

Solicitors: Tanners Solicitors LLP, Lancaster House, Thomas Street, Cirencester, GL7 2AX

Postcode: GL6 7LR

What3words: ///papers.remotes. tadpoles

Guide Price: £3,000,000 (The Whole)

Viewing Strictly by confirmed appointment with the vendor’s agents, Strutt & Parker in Cirencester 07826 672139 , or Oxford 01865 366641.

This property has 102.17 acres of land.

Situation

Limekiln Farm lies within the Cotswold Area of Outstanding Natural Beauty approximately 2 miles west of the popular market town of Stroud which offers all amenities, an award winning Farmers Market and a busy train station with direct trains to London Paddington within 90 minutes. The ancient Cotswold market town of Minchinhampton lies just 5 miles to the south of the farm and offers popular cafés, pubs and two championship golf courses. The regional centre of Cheltenham has excellent shopping facilities as well as many cultural amenities including the literary and jazz festivals and Cheltenham racecourse ‘the home of jump racing’. The farm is perfectly located to access the wider transport networks with Junction 13 of the M5 motorway just 8 miles to the west and the A419 easily accessible to the south of the farm providing direct access to the attractive town of Cirencester known as ‘the capital of the Cotswolds’ and the A417 dual carriageway and M4. Gloucestershire is noted for its schools. Private schools within daily driving distance include Beaudesert Park, Westonbirt, Wycliffe, Dean Close and the Cheltenham Colleges. There are also a variety of good state and grammar schools and the latter include Stroud High, Marling School and Pate’s. Gloucestershire has long been associated with equestrian sports, such as Polo at Beaufort and Cirencester and horse trials at Badminton, Gatcombe and Cirencester.

Directions

From the A419 heading north to Stroud take Thrupp Lane and then Claypits Lane heading east continuing up the hill. At the junction turn left and Limekiln Farm drive is your first left. From Bisley Road take the turning signposted Middle Lypiatt (next to the turning for Lypiatt Park). Continue along the lane for approximately 1.5 miles and Limekiln Farm drive is your third right hand turning.