Ledbury Herefordshire HR8 Munsley

From £4,000,000
Ref: CSD220778
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From £4,000,000

An attractive mixed Herefordshire farm set in a private position with far reaching views | About 201 acres

Upleadon Court is a wonderful totally unspoilt farm, which is being sold for the first time in over 100 years. Located in an elevated position looking out across its own land with enviable far reaching views across to the Malvern Hills, Cleeve Hill and the Black Mountains the farm is truly unique and has huge potential. Upleadon Court as a whole extends to approximately 201 acres (81 ha) as a whole.

Lot 1 – Upleadon Court Farmhouse, Outbuildings and Land About 173 acres

Located at the end of the private drive Upleadon Farmhouse is understood to date back to the Georgian era with later additions in Circa late 19th Century, the property is unlisted and sits in the centre of its own land.

The farmhouse is an impressive, south facing red brick property surrounded by the farmhouse gardens and grounds with fantastic uninterrupted views of the Malvern Hills. The main entrance door is on the southern elevation of the farmhouse and leads through into the entrance hallway which runs centrally through the ground floor of the farmhouse and provides access to the drawing room and sitting room positioned at the front of the house both with sash windows and are south facing, the kitchen/breakfast room which also has secondary door into the sitting room, the former kitchen now used as a utility room and a good sized larder are located at the far end of the entrance hall with a secondary door leading out to the adjacent farm buildings. Completing the ground from is a downstairs shower room.

The traditional staircase taken from the main entrance hall and adjacent to the front door leads to the first floor which comprises; two south facing double bedrooms with sash windows, master bedroom, two further double bedrooms, single/storage room and a family bathroom. A secondary staircase can be taken from the first floor hall way down to the entrance hall. On the third floor are two double bedrooms with south facing views. Upleadon Farmhouse is a wonderful character property with a huge amount of potential and would benefit from modernisation throughout.

The gardens and grounds at Upleadon Court are attractive and peaceful, surrounding the farmhouse to the southern, eastern and western elevations and are mainly laid to lawn with flowers bed and mature trees. A former walled garden to the east of the farmhouse provides character and could be re-built to its original dimensions. Grassland and a pond are set back from the farmhouse and adjoin part of the drive providing an attractive outlook and it is understood part of the grassland has been used as a grass tennis court in the past. The farm buildings at Upleadon Court are located to the north of the farmhouse and comprise a good array of traditional and modern farm buildings. A former Hop Kiln positioned just behind the farmhouse is a wonderful traditional red brick building currently comprising of workshops, storage rooms and former mill room to the ground floor and a large former hop drying and bagging area to the first floor. Benefitting from many traditional features such as open beams the building could provide (subject to the right consents) excellent secondary accommodation, home office or gym space.

A second traditional building located to the north west of the farmhouse currently provides parking, storage and a workshop area with adjoining lean too and a 2 x bay steel portal framed agricultural building attached to the northern elevation.

Completing the buildings at Upleadon Court are; a 5x bay steel port framed part clad agricultural storage building, a 4x bay steel portal framed part clad agricultural storage building; part brick part steel clad storage building, traditional red brick building with attached workshop and a dutch barn with adjoining steel portal framed storage building. The farm buildings have all been utilised for agricultural purposes however, with the correct permissions, they could provide the scope for alternative uses.

The Farmland The land at Upleadon Court surrounds the farmhouse and farm buildings and comprises of productive predominately Grade 2 arable land extending to about 136 acres. The land is included in a standard arable rotation and is relatively level to the southern boundary and becoming more undulating to the northern boundary. The farmland has been very well maintained by the current owners. The permanent pasture is located on the northern boundary and comprises of one main enclosure which is undulating and extends to about 14 acres with an area of woodland located in the middle of the field. Smaller areas of permanent pasture surround the farmhouse and gardens.

Orchards There are three apple orchards at Upleadon Court which have been in production for in excess of 50 years and are harvested by a local cider producer on an informal agreement. The two larger orchards are located adjacent to the permanent pasture field and to the north of the farmhouse and buildings with a smaller orchard located to the east of the farmhouse. In total, the orchards extend to approximately 16 acres.

Lot 2 – Land to the south of Upleadon Court | About 28 acres

Located to the south of Upleadon Court and split away from the farm by Heywood Lane is Lot 2 which comprises of approximately 24 acres of productive predominately Grade 2 arable land bordered to the south by Stony Brook. The land comprises of one enclosure with woodland adjoining the brook. The land is easily accessed via double gates from Heywood Lane.

General Information

Method of sale: Upleadon Court is offered for sale as a whole, or in up to two lots by private treaty.

Services: Upleadon Court is connected to mains electricity with a private borehole fed water supply and private drainage. Heating to the farmhouse is supplied from a biomass boiler located in an adjacent outbuilding.

The farm buildings are connected to mains electricity and the private water supply.

EPCs and Council Tax: Upleadon Court – EPC Band = F Council Tax Band = G 2022/2023 Payment = £3,495.45

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 is a public footpath crossing over part of the land. Further details are available from the vendor’s agent.

Basic Payment: The entitlements to the Basic Payment are included in the sale. In the event that the property is sold in lots the entitlements will be included with the eligible land on a pro rata basis at the discretion of the vendor (or their representatives).

The vendor has submitted a claim for the current scheme year and will retain the payment for this scheme year in its entirety. The vendor will use reasonable endeavours to transfer the entitlements to the purchaser as soon after completion as the transfer rules allow.

Schemes: The majority of the land at Upleadon Court is entered into a Countryside Stewardship Agreement (CSA) which is due to expire on 31/12/2025. The purchaser will be deemed to have full knowledge of the scheme(s) and will take it on and comply with the scheme from completion if necessary. The vendor will retain any CSA payments payable up to completion. Further details are available from the vendor’s agent.

Designations: Upleadon Court is situated within a Nitrate Vulnerable Zone (NVZ).

Ingoing valuation: In addition to the purchase price the purchaser will be required to pay for:- Growing crops and all beneficial cultivations, sub soiling, moling and acts of husbandry since the last harvest at current CAAV rates or contract rates where applicable; Seed, fertilisers, manures and sprays applied to the growing crops since the last harvest at invoice cost; All seeds, sprays, fertilisers, fuel, oil and other consumables in store at invoice cost. Enhancement of £30/ acre/ month from the date of establishment to completion. Lime and chalk applied since the last harvest at invoice cost of the materials and spreading.

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

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

Fixtures and fittings: All items usually regarded as fixtures and fittings and equipment, including fitted carpets and curtains, together with garden ornaments and statuary, are specifically excluded from the sale. These may be available to the purchaser by separate negotiation.

Local authority: Herefordshire County Council (01432 260000).

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: Lodders Solicitors LLP, Glensandra House, 1 Montpelier Parade, Cheltenham GL50 1UA.

Postcode: HR8 2SN (please note some satnavs do not take you directly to the farm).

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Directions: From Trumpet head north on the A417 for around 1.5 miles taking the right hand turn to Bosbury. Continue along Heywood Lane for 1.5 miles and Upleadon Court is on your left-hand side.

Viewing: Strictly by confirmed appointment with the vendor’s agents, Strutt & Parker in Cirencester 07826 672139 or Oxford 07912 391202.

This property has 201.22 acres of land.


Upleadon Court is situated in an attractive area of rural Herefordshire approximately 6 miles to the north west of the historic market town of Ledbury which provides all local amenities including cafes, shops, schools, pubs and restaurants and is famous for its timber-framed buildings. The Cathedral city of Hereford is located 13 miles to the east of the farm and is easily accessed via the A438 and offers a wider range of supermarkets, schools and access to the wider transport network including a train station with trains to London Paddington (from 154 minutes).

The M50 is located approximately 10 miles to the south of the farm and provides access to junction 8 of the M5 motorway.


From Trumpet head north on the A417 for around 1.5 miles taking the right hand turn to Bosbury. Continue along Heywood Lane for 1.5 miles and Upleadon Court is on your left-hand side.

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Ref: CSD220778
Interested in this property?
Guide Price
From £4,000,000