Awbridge Hill


Guide price

  • Bedrooms: 3
This quintessential Grade 2 listed country cottage and adjacent converted barn containing a spacious self contained one bedroom flat (The Granary) and separate office/additional bedroom (The Hayloft) and a large family/music room with a mezzanine used as an additional guest bedroom.

Owners Comments

"Coles Farm Cottage has been a joy to live in, as it provided for all our changing needs. We are very sad to leave it but now it is more than we can manage and hope another family can share in the pleasure of living here.

When we first came here it was without the paddocks and we had to drive through the middle of the barn to park near the cottage. As we had inherited a pony, dog and two cats as our children left for university, we urgently needed grazing and more space, so we able to buy the adjoining land, where our pony, Bess, and her companion, Misty, lived out their final years. Their company was enjoyed by the vacationing students and later by their own children during family holidays.

When my mother retired, we converted the barn to make her a granny flat and an office for me to work in and kept the big barn room as a family space. There the small grandchildren could run riot, my husband could have his chamber music groups and we could have wonderful parties. Over the years all the family have come together at Christmas and as the families have expanded so our capacity expanded with them, as we were able to sleep 16 comfortably and many more in the summer, in tents in the paddocks.

When our ponies sadly went, we turned one of the paddocks into a tennis court and croquet lawn. The tennis was not for serious players but was great fun, as the croquet has been, with family and also friends looking forward to annual contests, sharing Pimms and good humour as balls were lost in the undergrowth.

Now it is more than we need but we have so many happy memories - birthday, wedding and retirement parties in the barn, planting fruit trees for each of our grandchildren when they were born, having a summer barn dance in a marquee in the field in pouring rain, hog roasts and barbecues, so many wonderful times.

And walking along the Test Way to Annies for coffee, or to Mottisfont for lunch, walks in the New Forest – I could go on but there will be much to discover and enjoy for whoever can love this house as much as we have."


Beautifully positioned within a short drive of Romsey town centre and set within secluded mature gardens and paddocks extending to 2.5 acres this enchanting period home, believed to date back to the 1500's, retains a wealth of character evocative of its era whilst subtly combining all the comforts of modern living. Original exposed timbers, Inglenook fireplaces and authentic latch doors are reminders of this home's heritage, coupled with a more practical modern day layout to the ground and first floors. Although wonderfully quaint, the accommodation is surprisingly generous exceeding 1800 sq.ft. providing several reception rooms while the converted barn is discreetly located away from the end of the cottage. The Hayloft and large family/music room can be used flexibly, in conjunction either with the Cottage or The Granary. The Granary is further enhanced by a vaulted barn room with attractive flagstone flooring, exposed beams and mezzanine floor which combines to provide a substantial 4028 sq. ft. of living accommodation. Commanding a truly enviable position within outstanding grounds with so many wonderful features, this home that can suit a variety of lifestyles, including those with an equestrian interest, or dual occupation.


Upon entering Coles Farm Cottage you are immediately immersed in the past with beautifully preserved oak beams, stunning Inglenook fireplaces of herringbone balk brickwork, hosting a wood burning stove. The country kitchen, equipped with an extensive range of duck egg coloured base level units with complementary wooden worktops is centred upon the gas fired royal blue five door Aga set within a brick recess and oak surround. There is space and plumbing for further appliances in addition to an integrated dishwasher and washing machine and ample room for a family dining suite with a useful pantry offering cool storage for perishables. The sitting room is simply stunning, beautifully decorated and centred upon an impressive Inglenook fireplace with inset woodburning stove upon the original exposed wooden floor and featuring exposed beams. The attractive dining room and snug (that originally would probably have been a pantry and buttery), is a versatile space and can be used as a fourth bedroom with a nearby shower room installed in 2015 and is accessed via an inner hallway which serves as a rear passageway incorporating a boot room facility. The first floor is accessed via a staircase from the kitchen and is surprisingly practical with three well-proportioned bedrooms. There is still a wealth of character and charm with the continuation of exposed wall and ceiling timbers and traditional doors. The family bathroom serves the three bedrooms and is equipped with a panel enclosed bath, low level WC, sink and storage cupboard.

The Granary

Originally converted from a barn as an annex for an elderly relative in 1996 and The Granary is now used as a holiday let. The accommodation features a generous hallway opening up into a vaulted sitting room with wood burning stove which sits on bricks and double doors out to a private garden. In addition a sizeable double bedroom with built in wardrobe is served by a fully fitted bathroom suite. The kitchen is comprehensively equipped with an extensive range of eye and base level units and worktops with inset four ring electric hob, eye level oven and space for appliances. A further door leads into the barn room which is vaulted and features exposed beams, Indian slate floor and stairs to a mezzanine floor. The Granary flat was designed to be wheelchair accessible with wide doors and appropriately designed bathroom. A separate external door accesses ‘The Hayloft' which features stairs up to an office and cloakroom.


A gravelled driveway and turning area fronts the well structured wooden triple car barn which houses a lockable store. There is a well outside the cottage kitchen door and there are attractive interconnected informal areas of lawn front and rear with a paved pergola, mature shrubs and sunken paved area with a second well to the rear, bordering the adjacent paddock that leads to an orchard and to further paddocks bounded by hedges and trees (including mature ask and oaks). To the rear of the garage there are two large timber sheds. The gardens and paddocks extend to approximately two and half acres and the beautiful ‘Test Way' passes on the edge of the plot.

Agent Notes

Coles Farm Cottage is Grade II listed with the original dwelling dating back to 1500's. The Granary barn was converted in 1996. The property benefits from optional heating solutions from electric storage heaters, wood burner connected to radiators in the upstairs and dining room and gas fired Aga for hot water heating. We understand the thatch ridge was replaced again in 2018 with a total re-thatch not due until 2028. The beautiful Test Way walk crosses the edge of the grounds. The rateable value for the property is Band G amounting to £2,389.58 in 2016/17


The property is situated in the village of Awbridge which offers a primary school, church and village hall with farm shops on the edge of Awbridge and Kimbridge. A more comprehensive range of amenities and schooling can be found in Romsey (approximately three miles away). There is also a railway station in Dunbridge (some two miles away) providing a local service to Salisbury, Southampton, Eastleigh and Portsmouth. Both Southampton and Winchester are within a short drive and Junction 3 of the M27 is convenient providing fast links to the New Forest, the South Coast, Eastleigh Airport and the M3 to London.


From Romsey centre, head north toward the Corn Market. Continue on the B3398, go through one roundabout, turn left onto The Horsefair. Take the first right onto Cherville Street and continue to the roundabout. Take the first exit onto Greatbridge Road/A3057 signposted Stockbridge. Turn left at The Dukes Head public house onto Old Salisbury Lane/B3084. Continue on this lane for approximately 1.5 miles and continue past Romsey Road (on your left hand side) and just before the sharp right-hand bend, Cole Farm Cottage can be found on the right-hand side.

Arrange viewing 01794 278128

Charles Powell

Suite 14d, Chatmohr Estate, Crawley Hill, West Wellow, Romsey, Hampshire

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