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Main Road, West Huntspill, Highbridge, Somerset, TA9


Guide price

  • Bedrooms: 3
Grove Farm is a 3-4 bedroom family home, with self contained annexe, all in good order. It is set within formal gardens and orchard and is surrounded by approximately 7 acres of well maintained pasture land. West Huntspill is a popular historic village with good access to the M5 motorway, main line railway and bus routes.

The farmhouse, retaining many period features, has been updated and extended over the years to create flexible accommodation. On the ground floor there is an entrance hallway, cloakroom/W.C, sitting room (with woodburner), dining room (with 'Stanley' cooker), study/fourth bedroom (with cloakroom/W.C), kitchen/breakfast room, garden room, utility room with further W.C, integral workshop/store leading to a double garage. On the first floor, there are 3 bedrooms, one with en-suite shower and a family bathroom. Steps on the landing lead to a generous attic space. The attached annexe has an entrance porch with utility area, hallway, living room, fitted kitchen, bedroom & shower room. The house & annexe have gas central heating, part double glazing, all fitted carpets and wall lights to remain. Both dwellings have main drainage, the annexe having an additional septic tank. The house is surrounded by formal gardens and lawns with workshop, lean-to/store, log stores etc, vegetable beds and a small orchard. Approximately 7 acres of fenced and watered pasture, part bounded by Cadwells Rhyne, surround the house.

Solar panels on the annexe roof generate index-linked, tax free income of £1600-£1700 per annum. The vendors let the grazing and annexe to give additional annual income of over £6000 per annum.

The property is situated in the popular, historic Somerset village of West Huntspill, in a 'set back' position. The towns of Highbridge, Burnham on Sea & Bridgwater are all within easy reach as well as junctions 22 & 23 of the M5 giving commuting links to Bristol, Taunton etc. There is an excellent bus service, Highbridge mainline railway station is less than a mile away and Bristol Airport is approximately 23 miles distant. There are a number of state primary and secondary schools and academies nearby. Independent schools in Taunton, Millfield in Street, and Wellington School, as well as highly rated specialist schools, Mark College and Shapwick School are all accessible. There are well resourced further education colleges in Bridgwater and Weston super Mare. Burnham & Berrow championship golf course, beach activities and sailing at Burnham on Sea and Cheddar reservoir are all nearby. West Huntspill hosts a number of public houses and restaurants, including the award winning Crossways Inn.

The property occupies a large mature plot of approximately 1 acre with adjoining land and has extensive off road parking facilities for numerous vehicles/vans/motorhomes etc, accessed via a five bar gate from the lane. The formal gardens are well stocked with mature trees, fruit trees/bushes, various plants, well-stocked borders and beds etc, vegetable plots, lawned areas, log stores. BRICK and TIMBER BUILT WORKSHOP 14'11" x 10'1" (4.55m x 3.07m) Power & light. ATTACHED LEAN-TO 16'3" x 10'6" (4.95m x 3.2m) Provides excellent storage space for ride on mowers etc.

Attached to the front of the property is a STORE ROOM 9'10" x 4'3" (3m x 1.3m) providing excellent storage facilities, window to front.


A total of 6.78 acres (2.74ha) (approx.) of level agricultural pasture land classified as Grade II under Defra's Land Classification Map. The land comprises three separate parcels measuring approximately 4.81ac (1.94ha), 1.53ac (0.62ha) and 0.44ac (0.18ha). The majority of the land benefits from its own independent access. The land is currently occupied by a third party under an annual Farm Business Tenancy, renewed annually on 25th March. Vacant possession can be obtained on serving a minimum of 12 months' notice to quit.

There are rhynes surrounding the grazing land which are accessed by the drainage board for annual clearance. The Drainage Board has recently undertaken works to widen the rhyne on the northern boundary, reducing the area of the land by approximately 0.08 acres.

Wayleaves, Easements and Rights of Way There are three footpaths which traverse the land, one running east to west, another north to south and a third alongside Cadwells Rhyne.

The property is sold and so far as required by the Vendors will be conveyed subject to all easements, quasi-easements, privileges and advantages (whether way of water, drainage, light or laying and maintaining water and other pipes or mains of any nature whatsoever) for the benefit of any other property as the owner, tenants or occupiers thereof now or have been accustomed to use, enjoy or exercise. The property is sold subject to all easements and wayleaves of telegraph and telephone poles and stays and wires, and electric pylons, pipes (whether poles and cables, water, gas and other referred to in these Particulars or not) at present erected on and passing over or under the property, and subject to the Agreements affecting the same (if any) and to the Town and Country Planning Scheme, or County, Local Authority or any other statutory body affecting the same.

Development Clawback/Overage

The sale of the property is subject to existing overage provisions. Further details available upon request.

Basic Payment Scheme

The land has been registered with the RPA for the Basic Payment Scheme Entitlements. Should the purchaser be eligible to claim to Basic Payment Scheme then the entitlements will be made available by separate negotiation.

Statutory Designations

The land is not situated within any special statutory designations.

Boundary walls, Fences and Ditches

Neither the Vendor nor the Agents shall be bound to define the ownership of any fence or fences. Prospective purchasers should make their own enquiries as to the ownership and maintenance of the existing boundaries.

Entrance A handsome early 19C front door, with original door knocker and fittings leads to:

Hallway Staricase to the first floor with understairs storage cupboard, radiator, wall mounted cupboard. Door gives access into:

Garden Room12'4" x 6'3" (3.76m x 1.9m). Door giving access to the garden with windows to both side elevations and the rear.

Study/Office15'6" (4.72m) max x 11'5" (3.48m) max. An L shaped room with a window overlooking the garden, glazed recessed display, fitted shelving, power points, radiator, built in storage cupboard. Door gives access into:

Ground Floor Cloakroom/W.C A matching suite comprising low level w.c, pedestal wsah hand basin, radiator, fitted extractor.

Sitting Room17'8" max x 15'4" (5.38m max x 4.67m). A dual aspect room with a large inglenook style fireplace housing a wood burning stove and built in store cupboards, wall lights, power points, 2 radiators, window seats, television point, windows overlooking the rear garden, 2 further windows to the front. Door gives access into:

Dining Room15'9" x 11'7" (4.8m x 3.53m). Window overlooking the rear garden, power points, telephone point, television point, Stanley stove which is gas fired and controls the hot water and central heating system. Door into the kitchen. A door gives access into:

Utility Room8'9" x 4'8" (2.67m x 1.42m). Part glazed door gives access to the rear garden, plumbing for automatic washing machine, power points, stainless steel sink unit with cupboards below, wall units. Door gives access to:

W.C Low level w.c, window to the side elevation.

Kitchen/Breakfast Room18'5" (5.61m) max x 11'7" (3.53m) into recess area. Range of modern kitchen units comprising wall mounted base units with sliding drawer units, built in electric oven with four ring gas hob and extractor over, laminate roll edge work surfaces, radiator, space for breakfast table & chairs, recess area for upright fridge freezer, ample power points, part tiled walls, double glazed window overlooks the neighbouring paddock, further double glazed window towards the front elevation, part glazed door gives access to the front elevation. Integral door leads through into:

Workshop/Store17'11" x 9'4" (5.46m x 2.84m). Dual aspect with double glazed windows to the side elevations, fitted work benches, power points. Door leads through into:

Attached Double Garage19'3" x 18'5" (5.87m x 5.61m). Up and over roller door, light and power.


Landing With window to the rear, has stairs leading to a spacious loft area, with double glazed window in gable, lights and power points.

Bedroom One14'7" x 11'9" (4.45m x 3.58m). Window to the rear elevation, feature Victorian style fireplace, radiator, power points, telephone point, walk in wardrobe. Door to:

En-suite Shower Room A matching white suite comprising low level w.c, pedestal wash hand basin, shower cubicle housing a modern shower unit, radiator, window to the front.

Bedroom Two16'1" x 8'9" (4.9m x 2.67m). Dual aspect room with windows to the front and rear elevations, radiator, power points, wall lights.

Bedroom Three12'4" max x 10'10" max (3.76m max x 3.3m max). An L shaped room with window to the front elevation, radiator, power points.

Bathroom A white suite comprising low level w.c, pedestal wash hand basin, panelled bath, mainly tiled walls, low maintenance flooring, fitted extractor, towel rail style radiator.


Annexe Entrance Door gives access into:

Annexe Entrance Porch/Utility Plumbing for automatic washing machine, power points, low maintenance flooring, part glazed inner door gives access into:

Annexe Hallway Radiator, loft access, power points, built in storage cupboard with shelving.

Annexe Living Room15'3" x 12'1" (4.65m x 3.68m). Upvc double glazed window to the rear, frosted double glazed window to the side, double panelled radiator, television point, power points, wall lights.

Annexe Kitchen/Breakfast Room12'1" x 6'9" (3.68m x 2.06m). A range of contemporary kitchen units comprising wall mounted and base units with sliding drawer units, roll edge work surfaces, bowl and a half drainer sink unit, electric cooker point, space for small breakfast table & chairs, part tiled walls, power points, double panelled radiator, upvc double glazed window, upvc double glazed door.

Annexe Bedroom12'2" (3.7m) x 10'1" (3.07m) exc wardrobe recess. Upvc double glazed window, radiator, power points, wardrobe recess area.

Annexe Shower Room A matching suite comprising low level w.c, wash hand basin, corner shower cubicle housing a modern shower unit, radiator, upvc double glazed frosted window.

Arrange viewing 01278 238078

Greenslade Taylor Hunt - Burnham-On-Sea

75 High Street, Burnham-on-Sea, Somerset

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