Summary - ROSE COTTAGE, SAYS LANE, BRISTOL, LANGFORD BS40 5EA
5 bedrooms and 3 bathrooms across generous, flexible living space
Set on c.1 acre of level, landscaped gardens and a paddock
Original stone stables and barn with conversion potential (subject to planning)
Large family kitchen, insulated garden room, recent kitchen update
Private septic tank; EPC rating D, energy upgrades likely required
Stone walls likely lack modern insulation; double glazing date unknown
Ample off-street parking via paved driveway and covered barn parking
Council tax described as quite expensive; budget for running costs
Rose Cottage is a substantial period detached home set within approximately one acre of level, well-maintained gardens. The house blends original character—exposed beams, stone fireplaces and deep sills—with sensitive modernisation: an extended family kitchen (updated recently), an insulated garden room for year-round use and contemporary bathrooms. The living spaces are flexible, with a large sitting room, garden room, separate study, and a ground-floor bathroom/snug that can serve as a fifth bedroom.
Outside benefits include a long paved driveway with ample off-street parking, original stone stables and a full-length covered barn. The outbuildings currently provide storage and workshop space but offer clear potential for conversion to ancillary accommodation or garaging, subject to planning consent. The grounds feature level lawns, mature trees, a pond with fountain, a paddock and an area of ecological woodland, all backing onto attractive countryside and an Area of Outstanding Natural Beauty.
Practical points to note: the property is freehold, connected to mains gas, water and electricity, and drains to a private septic tank. The house dates from the early 19th century and retains traditional sandstone/limestone walls that may lack modern cavity insulation. Some services and finishes (double glazing install dates unknown, EPC D) reflect its age and mean buyers should budget for ongoing energy-efficiency improvements. Conversion of the stables or barn will require planning permission; no application has been submitted.
This home will suit families seeking generous indoor and outdoor space in a peaceful village setting with good commuter links to Bristol and the airport. It will also interest buyers wanting scope to add value through outbuilding conversion or targeted energy upgrades. The situation, character and plot are strong selling points, balanced by expected maintenance and planning considerations inherent to an older rural property.
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