Polsham Guide Price £795,000

A delightful property on the outskirts of Wells with a very spacious house (about 2,500 sq.ft.) very useful outbuildings, gardens and an orchard paddock. In all over an acre. The house has generous accommodation including a hall, cloakroom, sitting room, living/dining room, snug, conservatory, kitchen and utility room. On the first floor are the main bedroom suite (large bedroom, shower room and dressing room.), a second bedroom with an en suite loo, two further bedrooms and the family bathroom. Close to the house is a double garage (with store above) and other outbuildings including a 25 ft barn, a large workshop and store. The property has attractive lawned gardens, with a circular drive, together with a delightful orchard paddock and field shelter.

Little Orchard lies about 2 miles south of Wells, between the small, friendly villages of Polsham and Coxley on the road to Glastonbury, about 3 miles further south. Both towns offer a wide selection of amenities. See “About the area” below.

The property is screened from the roadway by stonewalls and a high evergreen hedge with timber electric gates opening to a gravelled driveway. This passes the house, extends to the outbuildings and includes a turning circle around mature trees. Little Orchard was originally an old cottage, thought to date back to around 1800 and in recent years it has been extended and improved to create a comfortable home with great privacy and living space.

The front frond door opens into a hall with tiled and oak flooring, an oak staircase and a cloakroom with hand basin and loo. The living/dining room is entered through double doors and is a light and sunny room having a triple aspect with double French doors to the garden and a fireplace. The house has plenty of living space with 2 further living rooms, each having fireplaces and stoves. The kitchen has a tiled floor, range of wall and floor units with worktops, dresser unit, sink unit and breakfast bar. Appliances include an integral dishwasher, fridge freezer and a Rangemaster cooker range with gas hob and electric oven. Leading off the kitchen is the large conservatory with tiled floor and French doors to garden. A big asset is the utility room which has wall and floor units and plumbing for a washing machine.

The master bedroom is a double aspect light room with double doors opening out to Juliette balcony with good country views and an en-suite shower room with hand basin, wc, bidet and large fully tiled shower enclosure. Also off the bedroom is a walk-in dressing room. The second bedroom also has a Juliette balcony, built-in wardrobes and en-suite tiled and with hand basin and wc. Two other bedrooms both have built-in wardrobes. The family bathroom has a hand basin, wc, bidet, bath and a fully tiled shower enclosure.

Close to the house is a double garage with up and over doors, side door, power, lighting, sink unit and store cupboards. Stairs led to a loft area. The house looks out onto attractive gardens and the drive continues to a parking area and a good range of outbuildings. These include a large 25ft x 25ft. general purpose barn/vehicle store. Adjacent are a workshop and shed. The grounds also include an orchard paddock with a field shelter.

Freehold. Not listed. Mains electricity, gas, and water are connected. Gas central heating system. Private drainage. Double glazed. Local Authority Somerset Council 0300 1232224 somerset.gov.uk EPC Band (C). Council Tax Band (G).

From Wells go south towards Glastonbury. Pass through the village of Coxley. On leaving the village a Reclamation Yard is on the right-hand side. Pass this and the next field and the entrance to Little Orchard is the first property on the right.

Wells is the smallest city in England (population about 11,000) lying in beautiful countryside between the Somerset Levels and the Mendip Hills – an Area of Outstanding Natural Beauty. Wells medieval centre has local markets twice a week, good restaurants, a thriving high street and many important ancient buildings, including the Cathedral and moated Bishops Palace and gardens. There are four major supermarkets on the edge of the city. Wells Leisure Centre has the usual facilities of gym and swimming pool to add to Wells Rugby Club, Tennis club, Bowling club and Golf course. Throughout the year Wells hosts festivals for Music, Literature, Art and Food, and has twinned links with Burgundy, the Rhineland and Northern Italy. There are many societies and clubs for those who would like to join a diverse social community.

The major towns of the area, Bristol, Bath, Taunton and Yeovil are all within commuting distance. There are excellent state & independent schools in the area which include several good primary schools, Wells Blue School, Strode College, Wells Cathedral School, Downside, All Hallows and Millfield . Wells is a transport hub for bus services, including daily services to London. Main line trains run from Castle Cary and Bristol International Airport is 35 minutes drive away.

Roderick Thomas, their clients and any joint agents state that these details are for general guidance only and accuracy cannot be guaranteed. They do not constitute any part of any contract. All measurements are approximate and floor plans are to give a general indication only and are not measured accurate drawings. No guarantees are given with regard to planning permission or fitness for purpose. No apparatus, equipment, fixture or fitting has been tested. Items shown in photographs are not necessarily included. Purchasers must satisfy themselves on all matters by inspection or otherwise. VIEWINGS - interested parties are advised to check availability and current situation prior to travelling to see any property.