Sold STC Lot 1 - Upper Coombe Farm, Kelshall, Royston, Hertfordshire, SG8 9SA

Guide Price £1,000,000
A well-located property with high quality equestrian faciltiies set in attractive rolling countryside with potential to extend the residential element (subject to planning)

Lot 1

The house is very well presented and has exposed beams throughout showing the unique character of the former barn.

South facing, the house enjoys panoramic views over the adjoining arable land and woodlands.

The main part of the house offers light and airy open-plan two-storey accommodation comprising kitchen with an electric Aga, utility room, cloakroom, breakfast room and dining / sitting room with a stove in a large inglenook fireplace on the ground floor. On the first floor there are two spacious bedrooms and two bathrooms. One bedroom has a walk-in wardrobe and an en-suite shower room. Under floor heating is provided by an oil-fired boiler while PV panels supply electricity.

The self-contained annexe offers a kitchen, sitting room, three bedrooms, bathroom and shower room. There is a connecting door between the two parts of the house which allows the property to be occupied either as one dwelling or separately.


The central courtyard comprises a range of stables and stores buildings and may also be accessed by a separate gated entrance off Coombe Road. Both the house and the annexe have west facing terraces overlooking the lawn and courtyard.


The stables within Lot 1 are all well sheltered and are securely positioned, with gateways leading to the manège and onto Coombe Road which allows lorry access to the courtyard.

On the south side of the courtyard adjoining the Farmhouse is a stable block consisting of two stables and a hay store (which could be utilised as a stable - average 4.42m x 3.87m), two secure tack/rug rooms (one of which houses the boiler) and a feed room. There is also a cloakroom with a toilet and hot hand wash located inside the rug room. As this block adjoins the main farmhouse there is scope to extend the main farmhouse from the main sitting room, or form an additional separate dwelling, subject to obtaining the usual planning consents.

Also forming part of the courtyard is a separate block of nine stables in total. There are four external boxes overlooking the courtyard, one of which is used as a workshop/store (average 4.97m x 3.15m). At the end of this block there is an opening leading to five internal boxes (measuring average 3.45m x 3.10m) divided by attractive Victorian-style partitioning a separate and secure tack room. All the boxes have individual lights and fitted rubber matting.


The sale of Upper Coombe Farm offers the rare opportunity to acquire a well-located equestrian property set in beautiful rolling countryside with easy access to the national road network and convenient commuting to London by rail.

Situation and Access
Upper Coombe Farm is situated on the quiet Coombe Road, accessed directly from the A505 and leading to the neighbouring villages of Kelshall, Sandon and Therfield.

Ashwell & Morden and Royston stations are within a short distance and provide services to Kings Cross. The A505, the A10, A1(M), and M11 are all within easy reach.

Method of Sale
The property is offered for sale by private treaty. A sale of the whole is preferred, however offers may be considered on any part or alternative parcels to those described. Purchasers interested in any specific part should contact the selling agents at an early stage indicating the area of specific interest to them.

For more information please contact Bidwells Rural Agency on 01223 559 352 or 07918 561 606.

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