Summary - COLEY HOUSE COLEY EAST HARPTREE BRISTOL BS40 6AW
Five double bedrooms and three bathrooms in spacious period accommodation
Coley House is a substantial five-bedroom Grade II listed country house set in large private grounds between Bath and Bristol. The property combines original stone character—exposed beams, inglenook fireplace and handcrafted oak windows—with practical family spaces including a spacious kitchen with Aga, underfloor heating and a light-filled sunroom opening to the walled rear garden.
The gardens are a major asset: beautifully manicured lawns, formal walled terrace, mature flower beds, an orchard, meadow and a natural pond. A gravel driveway behind electric gates leads to a detached double garage and separate store. The meadow and orchard (about two acres) have road access, water supply and field shelters, offering scope for small-scale hobby farming or extensive outdoor living.
Important practical points are clear and factual. The house is Grade II listed, which preserves historic detail but will restrict alterations and may complicate works. The property sits in a high flood-risk area and uses private drainage; these are material considerations for insurance, repairs and future change. There is no mobile signal on site, though broadband speeds are reported as fast. Construction predates 1900 and the stone walls likely have no cavity insulation.
This is a family-orientated rural home for buyers seeking character, space and privacy rather than a turnkey modern conversion. It will particularly suit purchasers who value countryside life, mature gardens and proximity to Bath, Bristol and Wells, and who are comfortable managing the listed building constraints and flood-risk implications.
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