Price £645,000 Available
  • Character Property
  • Approx. Half an Acre Garden
  • 4 Bedrooms
  • 4 Reception Rooms
  • Conservatory
  • Pretty Hamlet Setting
  • Over 2500 sq ft of Accommodation
  • 2 En-Suites & Family Bathroom
  • Farmhouse Kitchen
  • Double Garage & Parking

Situated in a small hamlet surrounded by the rolling West Dorset countryside, is this beautiful, 17th Century, Grade II Listed, detached property. The house ticks all the boxes for a family home: four double bedrooms, two en-suite, large family bathroom, farmhouse kitchen, dining room, sitting room, conservatory, study, utility room and two staircases. There is also the added bonus of a lovely garden studio. The house has undergone extensive renovation by the current owners with the master bedroom and en-suite having most recently been refurbished. The thatched roof is in good condition and was re-ridged in 2015. Internally, there is an abundance of character and the property is very well presented. Externally, the plot is around half an acre and the large patio and garden to the rear is south facing. There is a double garage and generous parking to the front with additional vehicular access to one side. In the garden, is the attractive studio/annexe offering a number of uses: holiday letting income, a spacious studio or a home office.
The setting of the property is very pretty, as is the little hamlet of Holditch, with the house set opposite a small green with a stunning mature tree at its centre. There are far reaching countryside views from the first floor and most of the garden is very private.

Nearby, Thorncombe village (approx. 2 miles to the east), has a larger community and offers a village shop/PO,primary school, community run swimming pool, village hall and sports and social club, both of which hold many events throughout the year. The nearest towns are Axminster, around 4 miles to the south, which offers a range of shopping and leisure facilities as well as a mainline train station with regular services to London Waterloo. Chard is just over 5 miles to the north and the coastal town of Lyme Regis is just under 10 miles to the south. The nearest airports are Exeter and Bristol. The property is in catchment for the very well regarded Woodroffe School and the school bus service picks up right outside the house. Colyton Grammar School is also within easy reach at just over 11 miles to the south.

The accommodation, all measurements approximate, comprises:


Approaching the house through the door nearest the car parking/garage:

Doors to front and rear. Space for coats and large built-in shoe rack. Radiator.

STUDY - 3.35m (11'0") x 3.07m (10'1")
Window to front with window seat. Range of built-in shelving and cupboards across one wall. Radiator.

UTILITY ROOM/WC - 3.3m (10'10") x 1.81m (5'11")
Window to rear. Close couple w.c., large Belfast sink. Space and plumbing for washing machine. Wall mounted timer/control for central heating/hot water (boiler is sited outside this room). Part wall tiling. Ceramic tiled floor. Radiator.

One step down from the hallway to:

DINING ROOM - 4.88m (16'0") x 4.68m (15'4") Max
Windows to front and back with window seat to front. Stone fireplace fitted with `Morso` wood burning stove. Stairs rising to first floor. Oak flooring. Radiator.

KITCHEN - 4.85m (15'11") x 4.73m (15'6")
Two windows to front (one with window seat) and one to rear overlooking the garden. Fitted with a range of wall and base units with solid wood work surfaces. Inset stainless steel one and a half bowl sink unit and drainer. Space and plumbing for dish washer. Falcon range cooker with 5 ring induction hob and two fan assisted ovens, chimney extractor hood above. Built-in cupboard (formerly a recess for the old range). Oak flooring. Radiator.

Stairs rising to first floor with under stairs storage. Adjacent to the kitchen is a walk-in pantry with window to the front and shelving. Passage to the back door leading to the garden. Radiator.

DRAWING ROOM - 5.11m (16'9") x 3.79m (12'5")
Windows to front and back. Fireplace for open fire. Two radiators. Archway to

SNUG/MUSIC ROOM - 3.45m (11'4") Max x 2.72m (8'11")
French doors leading into conservatory. Further door to passage. Radiator.

CONSERVATORY - 3.19m (10'6") x 2.79m (9'2")
Dwarf wall with timber double glazing and polycarbonate roof. French doors to garden. Wall mounted panel heater.


Beginning at the far end of the house above the drawing room and hall, there is a turning staircase with a galleried landing above, window to the front, radiator and store cupboard. Continuing around the corner opens up to a long landing stretching along the back of the house with three windows and a further store cupboard (also with a window). Further staircase leads to the dining room. Radiator.

MASTER BEDROOM - 5.12m (16'10") x 3.79m (12'5")
Windows to front and rear with far reaching views to the rear. Chimney breast with shallow recesses either side. Two radiators. Door to

EN-SUITE BATHROOM - 2.48m (8'2") Plus Recess x 2.21m (7'3")
Window to rear. Refitted with a white suite comprising bath with Aqualisa `Up and Over` shower and clear glass screen, w.c. and wash hand basin. Radiator.

BEDROOM TWO - 5.18m (17'0") x 3.44m (11'3") Min
Situated at the opposite end of the house from the master. Windows to front and back with lovely view to the rear. Built-in wardrobe. Door to

EN-SUITE BATHROOM - 3.56m (11'8") x 1.18m (3'10")
Fitted with a pretty floral suite comprising corner bath, WC and pedestal wash hand basin. Extractor. Radiator.

BEDROOM THREE - 3.43m (11'3") x 3.24m (10'8")
Window to front. Radiator.

BEDROOM FOUR - 3.56m (11'8") x 3.22m (10'7")
Window to front. Chimney breast detail. Radiator.

BATHROOM - 3.3m (10'10") x 2.75m (9'0")
Window to front. Fitted with a white suite comprising free standing roll top bath, WC and pedestal wash hand basin. Half timber panelling to walls. Oak flooring. Radiator. Airing cupboard housing factory lagged hot water cylinder with slatted shelving.


The property is slightly set back from the road with a frontage mainly laid to hard paving with some flower beds and a retaining stone wall to the road. Beside the property is a wide driveway for parking with a gate leading to the rear garden and access to the

DOUBLE GARAGE - 5.51m (18'1") x 5.38m (17'8")
Two up and over doors ro front. Window to rear. Power and light.

The back garden is large and very private with a good sized patio near the house, ideal for entertaining and Al Fresco dining. This is bordered by stone walling with deep planting beds and central steps lead to the rest of the garden. There is a good area of lawn, an ornamental pond, some raised beds, a good number of fruit trees and many mature shrubs. A further vehicular entrance with five bar gate is situated to the far side of the house just beyond which is the

The building has been insulated and there are windows and electric heating, allowing a number of uses. Glazed external door with window beside leading into

MAIN ROOM - 4.33m (14'2") x 3.14m (10'4")
French doors to the rear garden and separate patio area. The far end of this room is fitted with two base units providing a kitchenette with inset one and a half bowl sink unit and drainer. Under counter water heater provides hot water to the kitchenette and bathroom sinks. TV point. Laminate flooring. Door to

BEDROOM/STORE/STUDIO - 3.07m (10'1") x 2.38m (7'10")
Window to front and Velux roof light. Wall mounted electric heater.

Off the main room. Velux roof light. Fitted with a white suite comprising shower, w.c. and wash hand basin with two drawers beneath. Electric heated towel rail.

Mains water and electricity are connected. Septic tank drainage. Oil fired central heating. Water meter is not metered.

West Dorset District Council. Band G. (Currently £3,277,68 (2019/20).

We understand that the property dates back to the 17th century and is Grade II Listed. The whole plot extends to around half an acre. Over the past few years, the current owners have made several improvements to the property including: new ridge to the roof in 2015, oak floorings to the kitchen and dining room, re-fitted kitchen and bathrooms and general redecoration.

1/64 Golden Fleece House
(formerly listed as
Golden Fleece Inn)
House. C17 with C18 alterations. Rubble walls with stone quoins. Thatch
and slate roof. Five brick stacks at ridge. Two and 1½ storeys. Seven
window range. Casements with wooden frames, wooden and concrete lintels
and wooden cills. Wide plank doors, 2 with glass panels. External stairs
to right door. Interior: shallow and deep-chamfered ceiling beams. Stack
against the cross-passage. Source R.C.H.M. Dorset I, p. 248(38).

Listing NGR: ST3439002711

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Floor Plan