Rock Cottage Mill
Great Doward, Sawpitts Lane, Symonds Yat West

Perched on a hillside, encircled by woodland, this cosy cottage is set within the heart of the Wye Valley Area of Outstanding Natural Beauty. The two-bedroom home carries a plethora of period features and boasts plenty of land - over 1.5 acres* - offering the opportunity to grow produce, keep livestock, or just take in the magnificent view of far-reaching rolling hills and patchwork fields.

Two bedrooms • Lounge • Kitchen • Utility/boot room • Galleried landing • Shower room • Off-road parking • Numerous outbuildings • Approximately 1.5-2 acres*


Location
The spectacular setting of Symonds Yat is famed for its phenomenal river scenery, woodland expanses and limestone cliffs. There are a multitude of welcoming riverside pubs and restaurants which are exceedingly popular with residents and tourists alike.
There are many delightful walking and cycle routes throughout the area and, for those who enjoy outdoor pursuits, various companies offer a wide range of activities such as canoe hire, rock climbing and caving.
The closest village, Whitchurch, is particularly sought after, partially owing to its Church of England Primary School which is graded as 'Outstanding' by Ofsted. The popular community-spirited village shop, Woods of Whitchurch also operates as a coffee shop and takeaway. In addition, Whitchurch boasts a village hall, a reputable MOT centre, a highly commended hospitality venue - The Old Court Hotel - plus a post box and bus stop.
Symonds Yat is just two miles from the Welsh border and centred between the two popular market towns of Ross-on-Wye and Monmouth, both of which offer highly regarded secondary schools, supermarkets, restaurants, pubs, leisure facilities and independently owned shops.
A series of major road networks are also easily accessible; the A40 is around a mile away and the eastbound road provides a direct route to Gloucester, Cheltenham and the Cotswolds. Meanwhile, motorists heading in the opposite direction can journey towards the M4 at Newport, giving access to Cardiff and London. In addition, the M50 motorway begins in Ross-on-Wye, around eight miles away, which gives good access to the M5.

First impression
Provide for yourself with your own two hands and grow the freshest food imaginable. Have enough land to keep animals within your private grounds. This is the opportunity that Rock Cottage Mill affords.
The two-bedroom country home is set in a private corner of south Herefordshire and from the property there is a myriad of enchanting walks that lead around the Wye Valley AONB.
Inside, the home boasts a wealth of charming rustic features such as exposed beams, quirky elevation changes and thick stone walls. The cottage is encircled by majestic vistas of sweeping countryside and carries a plethora of striking original features - but there is an opportunity for the next custodian to put their own stamp on the property.
Outside, the garden is a secluded country escape and pathways meander through tranquil woodland, which is frequented by all manner of wildlife. A stone barn next to the home could be converted into an annexe - subject to the necessary planning consents - but presently serves as a stable for a pony. There are numerous other outbuildings scattered around the land, including a log store, a substantial tool shed, a workshop - complete with light and power.

The property at a glance
The sturdy wooden front door leads directly into a sitting room which sets an inviting scene. As with many of the other rooms in the cottage, the space features hardwood floors and a timbered ceiling, both of which are timelessly elegant details, but the most striking element is an inglenook fireplace, which houses a wood-burning stove - a staple of country life, and, during the colder months of the year, the crackling logs provide the heating for the home.
A curtain in the far corner of the room separates the main lounge from another area which presently serves as a playroom but could also be used as a study or reading nook.
Four steps lead down into the kitchen, an area that carries a timbered ceiling, a terracotta tile floor and contains plenty of base-and-wall-mounted units, plus a double oven and an electric hob. This kitchen leads through into the boot room-cum-utility where there is plumbing and space to fit a washing machine and tumble drier. There is also a door leading out to the garden; therefore the room offers an alternative entry point and provides plenty of space to remove and store muddy shoes and coats after time spent enjoying the great outdoors.
A staircase in the sitting room leads up to a landing - a space that is certainly large enough to be used as a room in its own right - a snug, study or guest bedroom, for instance.
Four more steps up from here lead into the master bedroom which has a vaulted ceiling, quirky, built-in wardrobes and elegant vintage lighting. Natural light pours in through two windows which exhibit the beautiful outdoor scenery.
A corridor to the right-hand side of the master bedroom winds through to both the second bedroom - suitable for a single bed - and the shower room, which presents a walk-in shower, WC and basin.

The great outdoors
Outside, the verdant woodland garden offers a serene space for forest bathing, wildlife watching and den building. Pathways meander throughout the expanse and at the front of the home, there is a level area which offers a perfect outdoor lounge or alfresco dining space.
There are various paddocks throughout the land, which are enclosed by hand built hazel fences, making an ideal set-up for a pony, chickens, sheep or goats.

General
Services
Mains water and electricity. Septic tank. Telephone line and broadband.
Local Authority
Herefordshire Council. Tax band D.
Directions
From Ross-on-Wye, take the A40 towards Monmouth and take the exit marked Whitchurch and Symonds Yat West. At the roundabout next to the primary school, take the first exit and follow the road, passing the Old Court, the dental surgery and - around 500 yards after the Wye Knot Inn, you will see some garages on the right-hand side of the road. Use the turning circle to take the sharp right-hand turning up Ashes Lane and follow this road for about one mile, until you reach a sharp left-hand turn onto Sawpitts Lane. Rock Cottage Mill is a couple of hundred yards up this road on the left-hand side.
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Agents' Note
The access road to Rock Cottage Mill is a narrow byway open to all traffic or 'BOAT', which is unsuitable for large vehicles.
* We estimate the plot to be in the region of approximately 1.5-2 acres, but this would need to be verified by solicitors.

Distances
Monmouth 4 miles • Ross-on-Wye 6 miles • Hereford 17 miles • Gloucester 27 miles • Cheltenham 33 miles • Cardiff 42 miles• (All distances are approximate)
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