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" PROPERTY DESCRIPTION: Approached via a private driveway, discretely nestled within the much sought-after North Essex village of West Bergholt. An imposing, jettied Grade II* listed timber framed residence of exceptional standing, offering an accommodation schedule of approximately 5,575 sq ft enjoying an idyllic south-facing front aspect across established gardens, meadowland and across the River Colne. Combining some particularly fine period features including a wealth of chamfered timbers and studwork, inglenook fireplaces, nine-foot ceiling heights and beautifully proportioned reception space throughout. Offering a setting on the edge of the Colne Valley that is largely unrivalled within the locality, the property is arranged via five ground-floor reception rooms and has been further enhanced by a contemporary extension in the form of a vaulted, brick built AGA kitchenbreakfast room with granite preparation surfaces, double-glazed oak windows and afforded a triple aspect with French windows to both front and rear elevations. Maintained to an excellent standard over a number of years this grand country home is further enhanced by a triple garage, ample private parking area, versatile outbuilding currently utilised as a substantial external store and ornate, well-screened gardens with a total plot size of approximately eight acres. 

SITUATION: Horsepits Farm enjoys an outstanding rural setting within the Colne Valley, enjoying far reaching views across meadow land, and farmland and with the eight-acre grounds abutting the banks of the River Colne. Tucked away in a rural location, approached via a long private driveway, off Cook‘s Hall Road but conveniently located for the many amenities of West Bergholt including Heathlands Primary School, East of England Co-op, GPs surgery and The Queens Head Public House. Ideally placed for commuting with the A12 trunk road three miles distant, Colchester North Station three miles and Stanstead approximately 45-minute drive. Local independent schools include Holmwood House, less than two miles distant and Littlegarth Preparatory School five miles distant. 

BARN CONVERSION AND DAIRY: A high-specification, detached barn conversation of approximately 1,375 sq ft, with air-source heat pump, underfloor heating to the ground-floor, a significant open plan ground-floor aspect comprising a sittingdining room and kitchenbreakfast room of approximately 530sq ft and 445 sq ft respectively, set beneath a 21-foot vaulted roofline and wealth of oak timberwork. There is a ground-floor cloakroom with WC and basin. A first-floor bedroom benefits from a shower room. An Indian sandstone terrace accessed directly from oak framed double doors with glazed panel surround from the sittingdining room, private, partly walled gardens with pond, willow tree and further gardens enjoying river frontage onto the banks of the River Colne. Breath-taking views across the Colne Valley and ancillary building previously understood to be the old dairy to the farmhouse with footbridge to rear. Of brick construction set beneath a clay tiled roofline and fuelled by an air-source heat pump providing underfloor heating to the ground-floor. 

MEASUREMENTS: ENTRANCE HALL 28‘ 10" x 7‘ 6" (8.81m x 2.30m)
DRAWING ROOM 24‘ 6" into fireplace x 17‘ 7" (7.48m into fireplace x 5.36m)
SITTING ROOM 18‘ 8" into fireplace x 13‘ 2" (5.70m into fireplace x 4.02m)
DINING ROOM 28‘ 3" x 15‘ 2" (8.63m x 4.63m)
BILLIARD ROOM 34‘ 4" x 14‘ 2" (10.47m x 4.33m)
STUDY 13‘ 0" x 10‘ 1" (3.98m x 3.09m)
SNUG 16‘ 2" x 15‘ 8" (4.94m x 4.79m)
KITCHENBREAKFAST ROOM 26‘ 10" x 14‘ 2" (8.20m x 4.33m) x 14‘ 3" x 14‘ 2" (4.36m x 4.34m)
INNER HALL 19‘ 8" x 11‘ 3" (6.00m x 3.45m)
REAR HALL 11‘ 3" x 8‘ 2" (3.43m x 2.49m)
ANTE ROOM 9‘ 10" x 9‘ 1" (3.00m x 2.78m)
CLOAKROOM 5‘ 7" x 5‘ 2" (1.72m x 1.58m)
SHOWER ROOM 8‘ 9" x 6‘ 2" (2.69m x 1.88m)
TRIPLE GARAGE 29‘ 2" x 16‘ 11" (8.91m x 5.16m)
First floor
PRINCIPAL SUITE 30‘ 11" x 16‘ 1" (9.44m x 4.91m)
BEDROOM 2 19‘ 1" x 11‘ 3" (5.84m x 3.43m)
BEDROOM 3 14‘ 4" x 9‘ 6" (4.38m x 2.91m)
BEDROOM 4 16‘ 5" x 12‘ 1" (5.02m x 3.69m)
BEDROOM 5 15‘ 2" x 8‘ 9" (4.64m x 2.67m)
FAMILY BATHROOM 11‘ 4" x 9‘ 1" (3.46m x 2.78m)

ANCILLARY BUILDING (OLD DAIRY)

BARN
SITTINGDINING ROOM 26‘ 7" x 19‘ 11" (8.12m x 6.08m)
KITCHENBREAKFAST ROOM 24‘ 3" x 18‘ 3" (7.41m x 5.57m)
CLOAKROOM 4‘ 9" x 4‘ 2" (1.47m x 1.29m)
First floor
BEDROOM 13‘ 9" x 12‘ 0" (4.21m x 3.67m)
SHOWER ROOM 6‘ 0" x 5‘ 4" (1.85m x 1.65m)
 

SERVICES: Mains water and electricity are connected. Private drainage. Oil-fired heating. Air-source heat pump to the barn and dairy NOTE: None of these services have been tested by the agent.  "