Summary - Harptree Court, Whitecross Road, East Harptree, BRISTOL BS40 6AA
12 bed 9 bath Equestrian Facility
Exceptional historic estate with development and income potential for experienced buyers.
Grade II listed Georgian country house with panoramic Chew Valley views
Extensive 51.7 acres: parkland, pasture, woodland and spring-fed lakes
Separate Laundry Cottage and income-producing self-contained treehouse
Traditional stable yard and former farm buildings with development potential
Large walled garden and period greenhouses requiring restoration
Oil-fired heating, stone walls likely uninsulated; EPC Rating D
Listed status restricts alterations; planning consents needed for change of use
High running costs and very expensive council tax to budget for
Harptree Court is a rare Grade II listed Georgian country estate set in 51.7 acres of gardens, parkland and pasture with long views towards the Chew Valley. The principal house offers grand, well-proportioned reception rooms, high ceilings and a large fitted kitchen with a four-oven AGA, arranged to maximise sunlight and views across the north and south lawns. The estate includes a separate two-bedroom Laundry Cottage and a self-contained treehouse currently let as a successful holiday let, providing immediate ancillary income.
The property’s traditional Victorian stable yard and a range of former farm buildings lie discreetly to the northeast and offer genuine development potential, subject to obtaining the necessary planning consents. Extensive walled gardens, spring-fed lakes, specimen trees, formal terraces, a pavilion, tennis court and productive woodland add significant amenity and practical value for equestrian use and land-based enterprises.
Important practical points are straightforward: the house is listed, which will restrict changes and means any adaptation or development requires specialist consent and careful conservation work. The building fabric is traditional stone with assumed limited insulation; main heating is oil-fired boiler and radiators. The EPC is D and running costs (including very high council tax) should be factored into ownership budgets. Some outbuildings and glasshouses need substantial restoration, and any residential conversion of farm buildings will require planning approvals.
This estate will suit an owner-occupier seeking an established country seat with equestrian potential and ancillary income, or an investor/developer prepared to manage listed-building constraints and deliver sensitive restoration or reuse. It offers a combination of immediate habitation, lettable units and long-term scope for enhancement, while demanding experienced stewardship and ongoing maintenance.
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