Wells: 01749 670079     Wedmore: 01934 710220     Castle Cary: 01963 351993    

Coxbridge, between Baltonsborough and Glastonbury Auction Guide Price £850,000

Under Offer
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  • Imposing former farm house steeped in history
  • Grade II* listed
  • Major improvement works required
  • Once in a lifetime project opportunity
  • Seven plus bedrooms and four or more reception rooms
  • Several outbuildings also offering a realm of possibilities
  • Surrounded by wonderful countryside
  • In all, approx two acres.
  • Available via modern method of sale - online auction
  • Close proximity to Millfield Schools

An historic Grade II* listed manor house dating back to the 16th century and now requiring major works to revive it’s splendour in a glorious countryside location close to Glastonbury. Available via the modern method of sale. Auction date TBC.


STARTING BID - £850,000. An historic Grade II* listed manor house dating back to the 16th century and now requiring major works to revive it’s splendour in a glorious countryside location close to Glastonbury. Manor Farm is a striking and imposing property with immense character and incredible potential. The vast accommodation includes a porch, entrance hall, two kitchens, three reception rooms, utility, larder, boot room, several store rooms, seven bedrooms, family bathroom, w/c, and two attic rooms. There is a fabulous stone barn and several other useful outbuildings each with scope for conversion and development subject to obtaining the necessary permissions. In addition there are pretty gardens, orchards and concrete hardstandings with the entire property totalling in excess of 2 acres.

About the area

The thriving village of Baltonsborough has a church, primary school, village hall, pub, winery and a large new shop. The village also has a very friendly community with a number of societies and organisations. The closest town is Glastonbury with it’s past and its present linked with its dominant landmark, the Tor. It’s been a religious centre throughout history and back into the times of legends. There was a Celtic monastery here by 500 AD which, in the next 1000 years evolved into one of England's wealthiest and most influential abbeys. The town grew up alongside the Abbey and by the 18th century had received a charter and had become a manufacturing and trading centre. Today it’s a small but thriving town and a major tourist venue, welcoming thousands of visitors each year. Just 5 miles from Glastonbury is Wells which is the smallest city in England (population 10,000).


Its centre is the market place (local markets twice a week) surrounded by many medieval buildings including the Cathedral and moated Bishops Palace. Immediately to the south (2 miles) of Glastonbury is the more recent town of Street and these centres provide a huge range of facilities and amenities. There are excellent state and independent schools and the private sector includes Millfield, Wells Cathedral School, Downside, All Hallows and the Bruton schools. About 10 miles south east is Castle Cary station with a main rail line to London. For more information on this area in general and individual schools visit our website www.roderickthomas.co.uk and locate this property by price order. Open full details and click on “schools”. This website has more large photos of this property and an accurate map position.


Manor Farm is believed to date back to the 16th century where it is thought to have been home to a priest with links to Glastonbury Abbey. On the second floor there is a suspected priest hole which is again thought to have been connected with the anti-catholic persecution and the dissolution of the Glastonbury Abbey at the hands of Henry VIII. The property has been extended several times over the years once in the late 16th/early 17th century with the addition of a new wing and again on a number of occasions. More recently the house has been home to cheesemakers and also used as a working farm for many years.


Manor Farm now requires significant works to bring the house into the 21st century and an opportunity like this is extremely rare. Not only could the house be renovated, the barns and outbuildings within the curtilage also represent immense potential for further accommodation, future sources of income or indeed extra storage if required. Any works would of course be subject to the necessary consents and the property is Grade II* listed, such is it’s historical importance. Manor Farm has attractive stone elevations under a double Roman tiled roof with three prominent gables. The south facing front elevation has many beautiful mullioned windows and stone quoins and is set back from the quiet countryside lane behind a lawned frontage.


Internally, parts of the property are in a state of disrepair but despite this many wonderful features remain. These include wonderful flagstone floors, ceiling beams, timber floorboards, two exquisite fireplaces with flanking pilasters and most worthy of note is the winding staircase in the eastern wing gable. The central rising column of the staircase is said to be a former ship’s mast. The accommodation is of mansion like proportions and could easily provide four or more reception rooms, seven bedrooms plus and even scope for an annexe if desired. We advise purchasers to make their own enquiries with architects, builders, surveyors and due to the nature of the method of sale, an accepted offer will not be subject to survey. Please enquire with the vendors agents for further information on the online auction if required.


Entering the grounds of the property from the lane, a bridge passes over the brook to the south of the house and leads to the large concrete hardstanding area which currently provides parking for many vehicles. Surrounding the hardstanding are several outbuildings, most importantly the Cart House. The Cart House is a superb stone barn over 100 ft. in length with two majestic stone arched openings in the eastern elevation. The barn could be converted and split off as a separate dwelling (STP) and on the western side of the barn is a small area of paddock which would make the ideal new garden area if the barn was converted.


There are several other useful outbuildings including the cow store, another stone barn ripe for conversion and improvements, the piggery, cheese room and others. On the western side of the property is a delightful orchard full of eating and cooking apples. This could be an ideal area for a smallholding or kept as is. Also on the western side of the house is a garden area adjoining the brook which runs along the front of the house. Please note red line boundaries as detailed in picture are for indicative purposes only and may not be accurate at time of sale.


Oil fired Aga. Private drainage - please note, it is possible that any purchaser will need to install a new drainage system to satisfy compliancies. Mains water and electricity.

Auctioneers Comments

This property is for sale by the Modern Method of Auction. Should you view, offer or bid on the property, your information will be shared with the Auctioneer, iamsold. This method of auction requires both parties to complete the transaction within 56 days of the draft contract for sale being received by the buyers solicitor. This additional time allows buyers to proceed with mortgage finance (subject to lending criteria, affordability and survey). The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee. This being 4.2% of the purchase price including VAT, subject to a minimum of £6,000.00 including VAT. The Reservation Fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability.


Buyers will be required to go through an identification verification process with iamsold and provide proof of how the purchase would be funded. This property has a Buyer Information Pack which is a collection of documents in relation to the property. The documents may not tell you everything you need to know about the property, so you are required to complete your own due diligence before bidding. A sample copy of the Reservation Agreement and terms and conditions are also contained within this pack. The buyer will also make payment of £300.00 including VAT towards the preparation cost of the pack, where it has been provided by iamsold. The property is subject to an undisclosed Reserve Price with both the Reserve Price and Starting Bid being subject to change.

Referral Arrangements

The Partner Agent and Auctioneer may recommend the services of third parties to you. Whilst these services are recommended as it is believed they will be of benefit; you are under no obligation to use any of these services and you should always consider your options before services are accepted. Where services are accepted the Auctioneer or Partner Agent may receive payment for the recommendation and you will be informed of any referral arrangement and payment prior to any services being taken by you.

Important Notice

Roderick Thomas, their clients and any joint agents state that these details are for general guidance only and accuracy cannot be guaranteed. They do not constitute any part of any contract. All measurements are approximate and floor plans are to give a general indication only and are not measured accurate drawings. No guarantees are given with regard to planning permission or fitness for purpose. No apparatus, equipment, fixture or fitting has been tested. Items shown in photographs are not necessarily included. Purchasers must satisfy themselves on all matters by inspection or otherwise. VIEWINGS - interested parties are advised to check availability and current situation prior to travelling to see any property.

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Name Location Type Distance
Glastonbury BA6 8LG
County: Somerset
Sale Type: Under Offer
Ref #: 5557