Bodenham, Hereford
West Midlands
£725,000
Listed on 16/10/2026
Listed on 16/10/2026
The listing
Property details
Bedrooms
3Type
DetachedArea
2627 sqftFeatures
- Garden
Description
This Grade II listed, timber-framed farmhouse dates from the early to mid-17th century and is set in a secluded valley near Bodenham. The three-bedroom house has generous rooms, exposed beams and timberwork, two reception rooms with wood-burning stoves, and a traditional kitchen with a red oil-fired AGA and adjoining pantry. A utility room, WC, cellar and stone rear extension add to the existing accommodation. The property is offered for renovation, with the listing noting that the external timber frame requires structural attention and that the interior needs modernisation.
The farmhouse sits within lawned grounds beside a stream, with a grass paddock of approximately 1.85 acres. Traditional stone barns adjoin the house. They have previously had consent for conversion to five dwellings, while any future works or changes would need the relevant consents, including consideration of the building's listed status. Further land may be available separately. Access is via a private driveway of around half a mile. Bodenham's village amenities are nearby, with Leominster and Hereford also within reach. The property is offered with no onward chain.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
50out of 100
Grade DWeak opportunity
Confidence: MEDIUM
A distinctive Grade II listed farmhouse with generous rooms, exposed timber framing, beams and stone fireplaces, set in a secluded valley with a stream, lawned garden and paddock. The asking price is 5.4% below the local £/sqf average, which helps the entry point, and the adjoining stone barns add a notable project angle: they previously had consent for conversion to five dwellings, though the current position and feasibility need checking.
This is a substantial restoration rather than a cosmetic update: the timber frame needs structural attention, the cellar becomes wet, and the photos show deterioration and dated finishes across several rooms. The £95,000–£180,000 works range gives a sense of scale, and purchase plus refurbishment costs look tight against local benchmarks, so the economics need careful testing. For a buyer able to manage the listed-building work, the period character and rural setting offer a compelling canvas.
Key opportunities
- Restore the generous farmhouse rooms while retaining and showcasing the exposed historic timberwork, beams and stone fireplaces.
- Rework the dated interiors, including the timber-unit kitchen, to create a cohesive home suited to the farmhouse’s period character.
- Explore the adjoining stone barns’ potential: they previously had consent for conversion to five dwellings, subject to verifying current status and securing any necessary consents.
Key risks
- The external timber frame needs structural attention, the cellar becomes wet, and visible plaster and bathroom-ceiling deterioration need investigation.
- Stripped-back restoration across the farmhouse, with a £95,000–£180,000 works range, is a full-scale budget and programme commitment rather than a cosmetic refresh.
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Current average 2-year fixed rate is 4.45%
Current average variable rate is 6.60%
Monthly Repayments
£2,739
Based on a loan of £543,750 over 30 years at 4.45% interest
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