Bodenham, Hereford
West Midlands
£800,000
Listed on 16/10/2026
Listed on 16/10/2026
The listing
Property details
Bedrooms
3Type
DetachedArea
2627 sqftDescription
This Grade II listed, timber-framed farmhouse dates from the early to mid-17th century and is set in a secluded valley near Bodenham, reached by a private driveway of around half a mile. The three-bedroom house has generous rooms, high ceilings and period features, including exposed beams, timber framing and fireplaces. Its accommodation includes a traditional kitchen with an oil-fired AGA and pantry, two reception rooms, a utility room, WC, cellar and bathroom. The listing describes the house as requiring renovation, with structural attention needed to the external timber frame and modernisation throughout. The attic rooms may offer scope for additional accommodation, subject to the necessary consents.
The farmhouse is accompanied by traditional stone barns, which have previously had consent for conversion to five dwellings. Any future use or development would need to be checked against current consents and requirements. The grounds include a lawned garden, a stream and just under six acres of paddock land, with further land available by separate negotiation. Bodenham's village amenities are nearby, with Leominster and Hereford also within reach.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
41out of 100
Grade ELow opportunity
Confidence: MEDIUM
This is a substantial restoration project with unusually strong period character: generous timber-framed rooms, exposed beams and fireplaces, set in a secluded valley with nearly six acres, a stream and traditional stone barns. The farmhouse offers scope for a sympathetic reworking of its interiors, while the barns’ previous conversion consent and possible attic accommodation are avenues to investigate, subject to current status and the requirements of a Grade II listed building. The external timber frame needs structural attention; the barn roofs show weathering, and the listing says the cellar can become wet after heavy rain.
The asking price is already slightly above the local £/sqf benchmark, and adding the £100,000–£200,000 renovation range leaves costs stretched against the local average benchmark for a home of this floor area. That comparison is not a forecast of post-works value, so the numbers make this a demanding project despite its setting and character.
Key opportunities
- Restore the generous timber-framed rooms, beams and fireplaces to create a distinctive period family home.
- Make use of the secluded setting, stream and nearly six acres for rural living or smallholding pursuits.
- Investigate the stone barns’ previous consent for five dwellings and the stated potential of the attic rooms, subject to current consents and listed-building requirements.
Key risks
- The external timber frame requires structural attention; the barn roofs show weathering, and the cellar is reported to become wet after heavy rainfall.
- Stripped-back finishes across the house, deteriorated surfaces and structural frame work make this a substantial restoration programme, not a cosmetic refresh; budget and timescale need careful planning.
- At £800,000 plus the £100,000–£200,000 works range, the outlay is stretched against the local average benchmark for this floor area, before fees and other purchase costs.
- Worth allowing for £950,000 all-in — £150,000 of works on top of the asking price — around 19% above what similar-sized stock commands locally today — current-condition benchmarks only, not after-works GDV.
Unlock the full analysis
Sign up to see the refurb profile, below-market value, yields, and local market trends for this and every other property that has them.
Sign up freeAlready have an account? Sign in
Interested in similar properties?
Create an alert and we'll notify you when similar renovation opportunities are listed.
Finance
Mortgage calculator
Illustrative repayments based on the asking price, not a mortgage offer.
£
£
£
%
%
years
Current average 2-year fixed rate is 4.45%
Current average variable rate is 6.60%
Monthly Repayments
£3,022
Based on a loan of £600,000 over 30 years at 4.45% interest
These results are estimates and are only intended as a guide. Make sure you obtain accurate figures from your lender before committing to any mortgage. Your home may be repossessed if you do not keep up repayments on a mortgage.
Tax
Stamp duty calculator
Indicative tax based on the asking price and the options you select.
Services
Next steps
Explore services to help you with this property purchase.
Get help with this property
Financing, surveys and more – choose a service and we’ll connect you with our trusted partners.
Nearby
Similar properties
Other listings you may want to compare.
