Orchardleigh, Frome, Somerset, BA11

*A charming Victorian former gamekeepers cottage enjoying an idyllic location on the Orchardleigh Estate* Formal gardens and a wild meadow/orchard amounting to approximately one and a quarter acres*Two receptions and three bedrooms in the main house with a large wooden studio offering a host of potential uses.

Situation: This enchanting property is situated within the acclaimed Orchardleigh Estate and yet less than 3 miles from the town centre. Frome has a comprehensive range of independent shops, boutiques, cafes and bistros together with national chains including Marks & Spencer. There is a main line rail connection and easy access to Bath which is 13 miles away.

Description: Built in 1864 this former gamekeepers cottage is a classic example of cottage orné architecture built of stone with partly tiled hung walls and a clay tiled roof. This attractive Grade II Listed house has two receptions to the ground floor and three bedrooms to the first floor with a separate bathroom. An adjacent fully insulated cedar clad studio provides ancillary accommodation and a host of various uses. It is divided into three principal rooms (one of which is self-contained from the other two) together with a kitchen and cloakroom. An outstanding feature of this property is the beautifully landscaped and well stocked cottage garden incorporating many various species of trees, an ornamental fish pond, soft fruit bushes and access to an adjoining wild flower meadow and orchard which has various fruit trees and other mainly deciduous trees. The garden is flanked with woodland to one side and beautiful established hedging affording a good degree of privacy.

Accommodation: All dimensions being approximate.

Entrance Hall: With stripped wood flooring, storage cupboard and door to:

Shower Room: With a high level cistern and WC, wash basin, tiled shower enclosure, radiator and window.

Kitchen/Breakfast Room: 12'2x9'9" With a range of hand painted units with natural wood work surfaces comprising a single drainer ceramic sink with mono bloc mixer tap, adjacent work surfaces with drawers and cupboards beneath and incorporating space for a slot-in cooker, space and plumbing for a dishwasher, space for a refrigerator, cupboard housing a Worcester Bosch Heateslave oil fired boiler supplying domestic hot water and central heating to the cottage and adjacent studio. Stone mullion windows to the front and rear elevation, single radiator and striped wood floor.

Dining Room: 13'8"x9'1" Enjoying dual aspect with a stone mullion window to the side elevation, fireplace recess and former bread oven, radiator and cloaks cupboard. Bookshelves and door to:

Sitting Room: 18'7"x12'1" With a fireplace with brick lintel and large wood burning stove with quarry tiled hearth, staircase rising to the first floor with understairs shelved recess and window, double radiator, further stone mullion windows to the side and rear elevation. Period wooden corner cabinet and door to:

Porch: With windows to the front and side and part glazed door to outside.

First Floor:

Landing: With a cloaks cupboard and doors to:

Bedroom 1: 16'3"x12'1" With an original fireplace with a cast iron grate, built-in wardrobes, radiator and stone mullion window to the rear.

Bedroom 2: 8'4"x11'10" With a window to the side elevation, fitted book shelves and a radiator.

Bedroom 3: 12'5"x11' maximum. With a fireplace with a cast iron grate, radiator and stone mullion window to the side.

Bathroom: With a white suite comprising a panelled bath with a shower attachment, bidet, low level WC, vanity wash basin with cupboards beneath and window to the front.

Studio: With two doors one leading to the main area comprising:

Room 1: 22'9x13'9" With a vaulted ceiling giving a maximum height of 11'1" and with an oak floor, double glazed windows to the front and rear and with a separate additional external door, wood burning stove, two double glazed roof lights and door to:

Room 2: 13'9"x13'2" maximum. With built-in cupboards to one wall, oak flooring, radiator, vaulted ceiling with a double glazed roof light and double glazed windows to the front and rear elevation.

Kitchen: 7'9"x6'2" With a porcelain butlers sink with a marble work surface, space and plumbing for a washing machine, radiator, half glazed door to outside and further door to:

Cloakroom: With a white low level WC, store cupboard and a double glazed window.

Separate Room 3: 13'10"x12' With an oak floor, window to the rear and windows overlooking the beautiful gardens to the front, radiator, built-in cabinet and books shelves.

Outside: The property is approached via a mainly gravelled driveway leading to a large area of hardstanding with a gate leading to the main gardens which are laid to lawn surrounded by established hedging with many trees, shrubs and bushes to the side is a soft fruit cage with mainly raspberry and red currents, a beautiful east facing terrace with established walling to the side, steps leading to a further lawn with an apple tree and raised herb beds, pond and access to a wild meadow and orchard which is left natural to encourage bees, butterflies and other wild life and interspersed with established fruiting trees. The formal gardens and meadow amount to approximately one and a quarter acres.