Main House: Reception hall . Living room . Second reception room . Dining room . Kitchen/Breakfast room . Chilled larder room . Entertaining room with mezzanine and fifth bed . Four double bedrooms . Two bathrooms . Utility room with shower
Outbuildings: Five self-contained en-suite rooms . Studio-style apartment . Storage barns . Stable block . Garaging . Two large agricultural barns . Sauna/hot tubs
Gardens . Orchard . Paddocks . Woods . In all approximately 17.24 acres

Key Features
. A rare opportunity to live in the sought-after Cotswolds Area of Outstanding Natural Beauty in the Box/Bybrook Valley.
. Superb property with a multitude of opportunities in an exceptional elevated location.
. Beautifully appointed farmhouse offering over 3,500 sq ft of private accommodation.
. Excellent range of outbuildings around a central courtyard, including four additional en-suite rooms and a studio-style apartment currently generating a significant income.
. 77 ft function barn suitable for a variety of events with planning permission currently under review to convert to further residential accommodation.
. 17.24 acres of formal gardens, paddocks, and woodland. Gardens have a level lawn with outside dining area, pizza oven and kitchen/vegetable garden. Outside Sauna and hot and cold tubs. Orchard.

Description
Lower Rudloe Farm is a 17th century Grade II Listed farmhouse with an extensive range of outbuildings set around a central yard. A single-track lane leads to the driveway of the property which gives access to the large parking area with garaging and storage buildings which opens into the central original farmyard.
At one side is a single storey pitched roof building, originally the milking parlour and pigsty, now transformed into four well-presented self-contained en-suite rooms with kitchenettes. The other side of the yard is an original two-storey stone built barn, now arranged as a cosy bar, informal self-service shop, boiler room and storage, above which is a superb open-plan apartment, again being self-contained with a decked patio area, known as the Crow's Nest.
At the far end of the yard, allowing for privacy from the income-earning accommodation, is the main house. Originally a farmhouse with later additions and having period charm and character with rooms across three floors and extending into original barns at one side. It has superb views across the gardens and grounds and across the valley to Bath in the distance.
A track leads between the main house and the barns at one side up to a large open plan agricultural barn, with potential to turn into further residential accommodation should one wish (subject to planning).
At the back of the house is a level, landscaped southwest facing garden which leads onto and overlooks the paddocks beyond. A second driveway leads down off the lane to the agricultural barn and into the woodland where there is also a further parking area. The woodland is well known for its wild truffles and the grounds are teeming with animal and bird life, being set in such a private and rural setting, whilst having excellent communications to Bath, Corsham and Chippenham. One of the fields is ancient limestone grassland that is rich in wildflowers (such as moon daisies, common spotted orchids and cowslips). This habitat used to be the main land use in the Bybrook Valley when the woollen industry was at its peak. As the UK has lost 97% of flower-rich meadows, the current owners have managed this field by careful sheep grazing and worked to diversify the other fields using green hay. Grasslands with a wide range of native plant species provide much better nutrition for livestock, support butterflies and insect pollinators as well as storing significant amounts of carbon deep within their soils. Under Defra's new Environmental Land Management Scheme, landowners can get £646/ha/year in 5-year agreements to manage species-rich grassland. Land that is within this scheme will be eligible for Agricultural Property Relief and exempt from relevant inheritance tax.

Situation
This is a remarkable setting, perched on the edge of, and overlooking, the beautiful and undulating Bybrook Valley with Bath in the distance with a southwest facing elevation. The valley is well regarded for walking and riding and is teaming with wildlife.
Lower Rudloe is a rural hamlet, yet only 2 miles from Corsham, a pretty market town having all your day-to-day shopping facilities, good pubs and restaurants, whilst being set between the city of Bath and the large town of Chippenham, both having mainline rail access to London Paddington.
Bath offers excellent schooling, shopping, leisure, and sporting facilities, as well as being famed for its Georgian architecture.

Additional Information
Tenure: Freehold
Planning: The property is listed Grade II. Awaiting planning permission for change of use to residential on the agricultural barn.
Services: Mains water and electricity. Heating served by woodchip biomass boiler system serving all residential accommodation. Private draining.
EPCs: Lower Rudloe Farm: Band G / Crow's Nest: Band G / 1 The Old Dairy: Band D / 2 The Old Dairy: Band C / 3 The Old Dairy: Band C / 4 The Old Dairy: Band D
Council Tax: Band F
Local Authority: Wiltshire Council
Directions: Proceed along the A4 East from Bath passing through the village of Box. Continue uphill and at the top of the hill, just past the bus stop, take the left turning with a no-through road sign. Continue downhill and take the first turning left into a single track lane and the property is located further down on the right hand side.
Fixtures & Fittings: Hot tubs available subject to an agreed price.
Viewing: Strictly by appointment with Carter Jonas.