Good things come in small villages as an historic property goes up for sale in an exclusive location.

Little Washbourne in Gloucestershire is thought to be one of England’s smallest villages.

Once dubbed Knight’s Washbourne in deference to the local lords of Washbourne, it is tucked away along a no-through lane and consists of just two properties, a public house and a pretty little church.

What it lacks in size it makes up for in age. Manor Farm House and St Mary’s Church, which is surrounded by a paddock belonging to the house, both date back to the 12th century.

Now redundant, the church is protected by a Grade II* listing and the Churches Conservation Trust.

There is only one grave outside as the ground is waterlogged. Legend says that buried here is a boy who drowned and now haunts the nearby Hobnails Inn.

Manor Farm House is a charming property that has been modernised and restored both inside and out.

Its handsome period features include exposed stone and oak beams, flagstones, tiled floors and floorboards as well as large rooms. In the 23ft drawing room there are unusual gargoyles which are thought to originate from Hailes Abbey. This room also has huge exposed beams, a large fireplace fitted with a recently installed wood burner and exposed brick and stone mullion windows.

Mosaic tiling covers the floor of the reception hall.

The kitchen breakfast room has been opened up to create a 32ft family area which leads through to the conservatory.

With underfloor heating, the kitchen has a cream Aga, large central island and bespoke units beneath granite worktops. There is also a large utility and cloakroom just off the kitchen.

A games room and family room both open into a substantial double height conservatory which overlooks the lawns and duck pond. A formal dining room also overlooks the gardens.

Off the main first floor landing are two large en suite bedrooms. Stepping down to a slightly lower landing there is a third guest suite room and four further generous bedrooms and large family bathroom.

The Manor Farm House grounds extend to just over four acres with post and railed paddocks surrounding the church.

A substantial garden room has until recently been used as an office but could otherwise be a gym or games room. A detached red-brick outbuilding is currently used for storage.

The village nestles at the foot of the Cotswold Hills with distant views over rolling farmland, wooded hills and neighbouring villages.

VIEWING INFORMATION

Agent: Knight Frank

Tel: 01242 246959

Web: www.knightfrank.co.uk

Guide Price: £1,375,000