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6 acres, Royal Farm, Eaton, CW6 9XE, Cheshire
Under Offer - For Sale £749,000

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Offered for sale with no ongoing chain is this beautiful period detached former farmhouse that is located within the village of Eaton. Dating back originally to the 18th Century and retaining a number of period features, the property has been sensitively modernised through the years and today offers outstanding family home that is tremendously versatile and can be adapted to suit individual requirements. The farmhouse is set in its own attractive gardens, has off road parking, single garage and some small outbuildings. There is in addition an opportunity to purchase as an optional extra 6.2 acres of land accessed within a thirty second stroll of the front door.

The accommodation opens with an excellent entrance hall from which access can be gained to a drawing room and dining room. The drawing room has a woodburning stove whilst the dining room is a traditional room with exposed roof purlins. The breakfast kitchen provides the heart of this wonderful farmhouse having been fitted with an extensive range of wall and floor cupboards together with corian granite compound preparation surfaces. As is typical of a house of this age and character the focal point of the breakfast kitchen is an Aga whilst there is also ample space for table and chairs and doors that lead to the utility room, principal conservatory and sitting room. The sitting room is a lovely area which could alternatively be used as a snug off the principal breakfast kitchen. It has double doors leading to a small conservatory that overlooks the courtyard garden. The principal conservatory was added in more recent times and extends to 20'1" x 14'5" which leads directly to an area of lawned garden. Completing the ground floor accommodation is a useful utility room which also has a cloakroom off it.

At first floor level the superb and characterful accommodation continues to impress. On this floor there are four bedrooms, one of which has an en suite shower room and the other three are served by a separate family bathroom and shower room.

Crowning the building is the second floor which has two excellent bedrooms both with vaulted ceilings, oozing character and each having the benefit of an en suite shower room.

As already mentioned externally there are formal gardens, off road parking, a single garage and small outbuildings. The present owners rent an orchard from the Arderne Estate, the rent which is paid up to and including March 2016. There is in addition 6.2 acres of paddocks which is available to purchase as an optional extra, details of which can be obtained from Wright Marshall Tarporley office. 

LOCATION Eaton is a beautiful semi-rural Cheshire Village that lies just one mile from the centre of Tarporley. The Village has a distinct character and sense of community and has within it a beautiful Church and recently constructed Village Hall. Of particular significance is the fact that Eaton Primary School is within walking distance of the property and is consistently regarded as one of Cheshire's most popular Ofsted rated State Primary School. The school is a feeder to Tarporley High which is connected to the village by a school bus service. The nearby Georgian village of Tarporley is one of Cheshire's most popular villages and has at its focal point a superb High Street that combines Georgian architecture with sympathetic modern build and a tremendous array of independent retail outlets, hotels, pubs, cafes, restaurants and further facilities. The further facilities include a Doctors Surgery, Primary School, High School, Dentist, Tennis Club, Community Centre and several well supported Churches.  

ENTRANCE HALL 15' 2" x 8' 1" (4.62m x 2.46m) Glazed front entrance door. Radiator with decorative cover. Staircase with spindled balustrade rising to the first floor. Understairs storage area. Doors to drawing room, dining room and kitchen/breakfast room. 

DINING ROOM 16' 0" x 10' 5" (4.88m x 3.18m) UPVC double glazed windows. Single panel radiator. Exposed ceiling beams. Recessed ceiling spotlights. Double width glazed doors leading to the entrance hall. 

DRAWING ROOM 15' 2" x 14' 0" (4.62m x 4.27m) Exposed roof purlin and ceiling beams. Double width doors leading to the conservatory. Side aspect UPVC double glazed window. Latched door leading to entrance hall. Fireplace with Minster Stone surround and hearth and brick insert housing woodburning stove. 

CONSERVATORY 21' 1" x 14' 5" (6.43m x 4.39m) Maximum measurements. An excellent addition to the property enjoying wonderful views over the garden and surrounding countryside. Fully tiled floor. Double width glazed doors leading to the outside. Double width doors to the drawing room and the kitchen/breakfast room. 

KITCHEN/BREAKFAST ROOM 22' 4" x 17' 7" (6.81m x 5.36m) Maximum measurements. Fitted with an excellent range of bespoke wall and floor cupboards together with sliding drawers, and corian granite compound preparation surfaces throughout. Oil fired Aga. One and half bowl stainless steel sink with drainer unit and chrome mixer tap. Tiled surrounds to all preparation surfaces. Exposed ceiling beams and roof purlin. Free standing oak central unit with oak and granite top. Open fronted display units. Coat hanging hooks. Terracotta tiled floor. Space for cooker. Two side aspect UPVC double glazed windows. Double width doors leading to the conservatory. Glazed door leading to outside. Ample space for table and chairs. Doors to utility room. Sitting room and entrance hall. Integrated dishwasher. Integrated refrigerator. 

UTILITY ROOM 10' 11" x 7' 10" (3.33m x 2.39m) Fitted with a range of wall and floor cupboards together with sliding drawers and rolled edged preparation surface. Single bowl stainless steel sink with drainer unit and chrome mixer tap set beneath double width UPVC double glazed window. Terracotta tiled floor. Worcester oil boiler. Space for fridge freezer and washing machine and tumble dryer. Doors to the kitchen/breakfast room and cloakroom. 

THE CLOAKROOM 5' 11" x 3' 1" (1.8m x 0.94m) Low level WC and wall mounted wash hand basin with tiled splashback. Extractor fan. Recessed ceiling spotlight. 

SITTING ROOM 15' 9" x 12' 6" (4.8m x 3.81m) Fireplace with sandstone hearth, Cheshire brick surround with beam mantle over housing woodburning stove. Engineered oak flooring. Glazed door leading to kitchen/breakfast room. Two single panel radiators. Exposed roof purlin and ceiling beams. Double width doors to the conservatory. 

CONSERVATORY 12' 2" x 5' 4" (3.71m x 1.63m) Fully tiled floor. Double width glazed doors leading to outside. Windows overlooking walled garden. Double width doors leading to sitting room. 


LANDING 15' 3" x 8' 0" (4.65m x 2.44m) Staircase with spindled balustrade leading down to entrance hall. Exposed roof purlins. Ceiling beams. Two wall light points. Doors to bedrooms two and three. Framed opening to inner landing. 

BEDROOM TWO 12' 9" x 10' 9" (3.89m x 3.28m) UPVC double glazed windows. Double panel radiator. Recessed ceiling spotlights. Double width wardrobe and door to en suite shower room. 

EN SUITE SHOWER ROOM 10' 9" x 3' 1" (3.28m x 0.94m) Fitted with a suite comprising low level WC with push button flush. Pedestal wash hand basin with tiled splashback and fully tiled shower enclosure with Triton TATX unit. Heated chrome towel rail/radiator. Extractor fan. Door to bedroom. 

BEDROOM THREE 15' 2" x 13' 11" (4.62m x 4.24m) Two sets of double width double wardrobes. Exposed roof purlin and ceiling beams. Triple width UPVC double glazed window enjoying fabulous views over open countryside. Double panel radiator. Fitted book shelving. Exposed brick arch. 

INNER LANDING 14' 10" x 8' 4" (4.52m x 2.54m) Staircase rising to second floor with spindled balustrade and understairs storage cupboard beneath. Framed opening to landing. Doors to master bedroom, family bathroom and office/bedroom six. Vaulted ceiling. Velux window. Exposed roof purlins. Access via drop down ladder to large carpeted loft and storage area. 

MASTER BEDROOM 17' 2" x 13' 1" (5.23m x 3.99m) Dual aspect UPVC double glazed window. Double panel radiator. Exposed roof purlin and ceiling beams. Two built in wardrobes. Door to inner landing. 

FAMILY BATHROOM 9' 0" x 7' 0" (2.74m x 2.13m) Fitted with a Heritage suite comprising rolled top bath with mixer tap and shower attachment. Vanitory unit with Heritage wash hand basin and low level WC with concealed cistern and push button flush. Extensive fitted cupboards. UPVC double glazed window. Exposed roof purlin. Ceiling spotlights. Heated chrome towel rail/radiator. 

BEDROOM SIX/OFFICE 12' 4" x 9' 3" (3.76m x 2.82m) Triple width UPVC double glazed window overlooking walled garden. Single panel radiator. Door to inner landing. 

SHOWER ROOM 7' 2" x 5' 11" (2.18m x 1.8m) Fully tiled shower enclosure. Wash hand basin with tiled splashback. Towel rail. UPVC double glazed window overlooking courtyard garden. Airing cupboard with slatted shelving and lagged hot water cylinder. 


LANDING 8' 4" x 5' 4" (2.54m x 1.63m) Exposed roof purlins. Velux window. Ceiling spotlights. Doors to bedroom four and bedroom five. 

BEDROOM FOUR 17' 9" x 10' 3" (5.41m x 3.12m) UPVC double glazed window enjoying excellent views of open countryside. Recessed ceiling spotlights. Access to eaves storage space. Vaulted ceiling with exposed purlins. Door to landing and door to en suite shower room. 

EN SUITE SHOWER ROOM 9' 0" x 7' 2" (2.74m x 2.18m) Fitted with a suite comprising low level WC, pedestal wash hand basin and fully tiled shower enclosure. Built in cupboards. Door to bedroom. 

BEDROOM FIVE 16' 1" x 15' 2" (4.9m x 4.62m) Maximum measurements taken at widest point. Vaulted ceiling with exposed ceiling beams. Single panel radiator. UPVC double glazed window. Door to landing. Door to en suite shower room. 

EN SUITE SHOWER ROOM 7' 4" x 4' 7" (2.24m x 1.4m) Fitted with a vanitory unit including WC with push button flush, wash hand basin with chrome mixer tap and tiled surrounds to preparation surfaces. Heated chrome towel rail/radiator. Fully tiled shower enclosure with Triton TATXR shower unit. 

EXTERNAL The property is approached via Edgewell Lane. The private driveway is owned by Royal Farm and grants an access to the vehicles from Royal Farm Mews. The subject property has its own private driveway providing off road parking for two vehicles leading to the single garage with up and over door and power and light. There are additional parking options which will be listed further below.

The front garden is a beautiful area having a pathway leading to the house and being principally laid to lawn with small paved terrace area, shrubs and herbaceous borders. It also benefits from being adjacent to the conservatory so in and out arrangement can easily be accommodated.

The side garden is a beautiful and attractive walled gravelled courtyard garden with former pig sty's offering garden sheds and wood storage as listed above.

There is a small orchard paddock that is rented from the Arderne Estate which we understand is at a rent of £130 per annum - this is paid up to and including March 2016. The orchard is a lovely area immediately adjacent to the property and this rental agreement is likely to be able to be extended by a future purchaser.

There is in addition a six acre paddock with stables available by separate negotiation. All of these details can be found by enquiring from the selling agent.

The external arrangement as a whole is a delight, mainly due to its wonderful views over the fabulous open countryside. 

OUTBULDINGS Split into three sections. 

GARDEN STORE 7' 0" x 6' 6" (2.13m x 1.98m)  

WOOD STORE 8' 1" x 6' 2" (2.46m x 1.88m)  

WOOD STORE 7' 1" x 6' 2" (2.16m x 1.88m)  

SERVICES We understand that mains water, electricity, oil central heating and drainage are connected 

VIEWING Viewing by appointment with the Agents Tarporley office 

TENURE We believe the property is freehold tenure 

ROUTE FROM CHESTER Proceed out of Chester along the A51 towards Tarvin. At the Tarvin roundabout continue along the A51 towards Tarporley. At the Tarporley roundabout turn left onto the A49. Proceed up the hill and take a first right onto Tarporley Road. Then take the first left onto Sapling Lane. Once in the village of Eaton turn right into Royal Lane then take the first left onto Edgewell Lane and the entrance to Royal Farm will be found on the right hand side. 

ROUTE From our office in the centre of Tarporley take a right turn out of the village in the direction of Chester, take a right turn before Utkinton Road onto Forest Road. Proceed up Forest Road taking a right turn towards Portal Golf Course (onto Cobblers Cross Lane). Immediately after Cobblers Cross Lane is Sapling Lane. Proceed along Sapling Lane until reaching its conclusion, carry straight on taking a first right into Edgewell Lane proceed down and the property will be found on the right hand side clearly identified by a Wright Marshall for sale board.  


Property Ref.10896_100900025393. The information about this property is an advertisement displayed on our website by the agent referred to above. This advertisement does not comprise property particulars. AMC does not warrant its accuracy or completeness or the accuracy or completeness of any linked or associated information. Please see website terms of use