Summary - Harptree Court, Whitecross Road, East Harptree, BRISTOL BS40 6AA
Grade II listed Georgian house set in c.51.7 acres with elevated Chew Valley views
Extremely large house: 12 bedrooms, 9 bathrooms, c.11,746 sq ft (very large footprint)
Income from separate two-bed laundry cottage and a self-contained luxury treehouse
Traditional stable yard and former farm buildings with residential development potential
Walled garden, spring-fed lakes, tennis court, extensive woodland and paddocks
EPC D; oil-fired boilers and original stone walls likely lacking insulation
Listed status will restrict alterations and require specialist consents and maintenance
Significant running costs and very expensive council tax for the scale of the estate
Harptree Court is a rare, Grade II listed Georgian country house set in about 51.7 acres of parkland and paddocks, with far-reaching views over the Chew Valley. The main house offers very large principal rooms, high ceilings and formal reception spaces arranged to maximise sunlight and outlook. The estate includes income-producing ancillary accommodation — a separate two-bedroom laundry cottage and a self-contained luxury treehouse currently run as holiday lets.
The property is well suited to an owner-occupier seeking a grand country estate or to an investor/developer with appetite for sensitive restoration and repurposing: former farm buildings and ranges of outbuildings lie out of sight to the northeast and may offer residential development potential, subject to planning consent. The traditional stable yard and additional former stables provide practical equestrian facilities and scope for conversion or modernisation.
Buyers should note material constraints: the house is Grade II listed, which will limit alterations and add consenting complexity. The building is heated by oil-fired boilers, the walls are original stone with no assumed insulation, and the EPC is D. Some greenhouse and outbuilding fabric will require substantial restoration. Council tax and running costs are likely high given the scale. These factors sit alongside clear value drivers: significant landholding, established garden and woodland, multiple income streams and excellent rural-but-accessible location near Bristol and Bath.
Overall, Harptree Court suits purchasers who value historic character, expansive grounds and long-term potential. Expect a programme of conservation, targeted modernisation and ongoing estate maintenance rather than a move-in-finish property.
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