Property Details

• • Main house with with 6 bedrooms and 1 bedroom annexe.
• • Coach house with 2 bedrooms self contained
• • accomonadation.
• • The Hayloft with 3 bedroom self contained accomadation.
• • Beautifully landscaped gardens and grounds surrounding.
• • Extensive car park and turning area.
• • Lifestyle business opportunity (with fixings, fittings, furnishings, etc. available via seperate negotiation).

FOR SALE BY PUBLIC AUCTION. A rare opportunity to acquire a substantial Victorian house with adjacent self contained accommodation currently trading as a guest house/small hotel but with the potential to convert into a HMO, residential or commercial subject to obtaining the necessary consents. No chain.

LEADON HOUSE

ENTRANCE PORCH
With ceramic tiled floor

ENTRANCE HALL
With staircase to first floor, tiled floor, radiator

GUEST SITTING ROOM/BAR 4.1m x 5.5m
Feature bay window, ornate fireplace

ORANGERY 4.7m x 2.7m
Radiator, original tile floor

GUEST DINING ROOM 4.9m x 4.2m
Feature bay window, two radiators, marble fireplace, double doors to the gardens

GROUND FLOOR BEDROOM 3.3m x 3.5m
Radiator

ENSUIT
Suite comprising shower cubicle, hand basin, W.C., heated towel rail

INNER HALL
Giving doors to further accommodation and door providing access to the

CELLAR
In 2 compartments with good head height, oil fired central heating boiler

PRIVATE SITTING ROOM 4m x 3.8m
Currently used as an office, radiator, access to airing cupboard

KITCHEN 2.8m x 3.7m
Comprising fitted wall and base units incorporating 2 single stainless steel sink units with drainers, separate wash hand basin, integrated gas (LPG from bottles) and electric oven with separate gas hob. Space and plumbing for dishwasher, fridge and freeze, radiator, commercial flooring

FIRST FLOOR

LANDING
Split level landing with both access to large roof space with partial flooring ad velux windows and access to the Annexe accommodation described later

BEDROOM 3.7m x 2.8m
Radiator

ENSUITE
Suite comprising WC, hand basin, bath with shower over, heated towel rail

BEDROOM 3.8m x 2.7m
Radiator

EN SUITE
Suite comprising shower cubicle, hand basin, WC, heated towel rail

BEDROOM 4.6m x 4.4m
Feature fireplace, bay, dado, 2 radiators

EN SUITE
Suite comprising WC, hand basin, bath with shower over, heated towel rail

BEDROOM 5.6m x 4.2m
Radiator, feature fireplace

ENSUITE
Suite comprising WC, hand basin, bath with shower over, heated towel rail

BEDROOM 2.6m x 2.6m
Radiator

ENSUITE
Suite comprising shower cubicle, hand basin, WC, heated towel rail, light

ANNEXE
The annexe is situated inside the main hotel building with internal and independent external access.

SITTING ROOM 2.5m x 4.8m
Radiator

KITCHEN/UTILITY ROOM 4m x 2.1m
Comprising fitted units incorporating Belfast sink, electric cooker point, space and plumbing for appliances, quarry tiled floor, storage cupboards and further understairs storage cupboards. radiator,

FIRST FLOOR LANDING
With steps to a further landing area giving access to main hotel accommodation.

BEDROOM 2.5m x 4.9m
Radiator

BATHROOM
Suite comprising ball and claw foot roll top bath, walk in shower, wash hand basin, WC, bidet, built in storage cupboard and radiator

THE COACH HOUSE
Is situated to the rear of the main hotel with its own private independent access and comprises the ground floor of a two storey building with potential to extend further subject to obtaining any necessary consents into the adjacent boiler room. This property is currently let as fully self contained two bedroom holiday accommodation but also could provide annexe for elderly/dependant relative. The property has oil fired central heating

OPEN PLAN KITCHEN/DINING AREA 4.7m x 1.7m
Comprising wall and base units incorporating stainless steel sink unit, space for electric cooker and fridge

SITTING ROOM 4m x 3.5m
Two radiators

BEDROOM 5.3m x 3.4m
External doors to front and rear

BEDROOM 4.1m x 3.2m
Built in wardrobe. French doors to outside

SHOWER ROOM
Suite comprising shower enclosure, hand basin, WC, wall light, heated towel rail

CLOAKROOM
Suite comprising WC, hand basin, heated towel rail

THE HAYLOFT
Situated above the Coach House

ENTRANCE HAL
To ground floor level and with access to storage area. Stairs to

FIRST FLOOR LANDING
Storage cupboard

CLOAKROOM
Suite comprising WC, hand basin

INNER LANDING
Access to built in cupboard and airing cupboard, 2 radiators

KITCHEN
Comprising fitted wall and base units incorporating stainless steel single drainer sink unit, radiator

BEDROOM 3.6m x 2.8m
Built in wardrobes, radiator

BEDROOM 3.6m x 3.4m
Radiator

BEDROOM 3.7m x 2.4m
Radiator

SHOWER ROOM
Suite comprising shower enclosure, hand basin, WC, bidet, radiator

CLOAKROOM
Suite comprising W.C. and hand basin

OUTSIDE
Leadon House is approached via a gravelled driveway leading to parking areas to the front, side and rear of the property where there is a car port. There is a right of access across the driveway for the neighbouring small plant. The gardens form a very special feature to the property being thoughtfully designed and beautifully landscaped with defined themes and seating areas. Ornamental ponds, decked al fresco dining area, storage areas and lovely courtyard adjacent to the Coach House and Hayloft. The Hayloft also enjoys its own private roof terrace

SERVICES
We understand from the vendors that there is mains electricity and water connected to the property. Private drainage via Klargester system installed in 2020 with relevant Environment Agency consent to discharge. LPG bottles for cooking purposes. Oil Central Heating

COUNCIL TAX
Both annexed accommodation are Band A and the main hotel accommodation enjoys full business rate discount. https://www.gov.uk/apply-for-business-rate-relief/retail-discount

AGENTS NOTE
All fixtures and fittings remaining in the property will be included in the sale of the property at no extra cost

VIEWING
Strictly by appointment with the sole agents Pughs 01531 631122. Out of Office Hours: James Pugh 07836 320330

ANTI MONEY LAUNDERING REGULATIONS
To comply with anti-money laundering regulations, prospective purchasers will be asked to produce identification documentation at the time of making a purchase

FOR SALE BY PUBLIC AUCTION
To be offered for sale by public auction, subject to conditions of sale and unless previously sold,
At Hazle Meadows Auction Centre, Ross Road, Ledbury, Herefordshire, HR8 2LP on Wednesday 1st October 2025 at 2pm.

ONLINE BIDDING
The auction will be live and online, if you wish to register to bid online please contact the office. All online bidders must be registered by 5pm on Monday 29th September 2025.

AUCTION PACK
Any queries of a legal nature, please direct to the vendors solicitor, preferably via your own conveyancer.
https://www.dropbox.com/scl/fo/304ejeqbga8htw89gorl9/AIJKxd2CCY7l-B6mK6Wf-9g?rlkey=3yfwx2r91ingcrgsw1tf8daky&st=368f9sfh&dl=0

VENDORS SOLICITORS
Russell and Co Solicitors, Holland House, Church Street, Malvern, Worcestershire, WR14 2AH. Sharon Cawsey acting. Tel 01684 892000

AUCTION GUIDE PRICE £600,000-£700,000
Please note an Auction Guide Price is an indication by the Agent of the likely sale price and is not the same as a Reserve Price. The Reserve Price is the lowest price at which the vendor will consider a sale and is within or below the Guide Price. Both figures are subject to change.

TENURE
We understand that the property is freehold and vacant possession upon completion.