Positioned within its own private valley, this picturesque country estate is surrounded by rolling meadows and mature woodland, offering a setting of natural beauty and complete tranquillity.

Lot summary

Lot 1: Baston Hall
• Baston Hall is an historic country house with 5 reception rooms, 6 bedrooms and 6 bathrooms.
• Little Hall, a delightful barn conversion with 4 reception rooms, 2 bedrooms, 2 bathrooms and Oast House.
• The Cloud Room, modern yet characterful multi-purpose space suitable for yoga studio, gym, function space or party room, with separate store room and wet room.
• The Estate Office, a light and airy space with separate filing room.
• Double garage, workshop, plant room and utility room.
• The Old Stables, an immaculately modernised guest suite with 3 bedrooms and en suite bathrooms plus kitchenette.
• Gardens and grounds with spring fed ponds, a tennis court and woodland.

About 17.03 acres (6.89 ha)

Lot 2: The Wider Estate
• The estate has been farmed regeneratively, with responsible stewardship practices aimed at continually enriching the environment.
• Fenced and watered pastureland and semi-natural ancient Woodland following the ridge of the estate.
• Keepers Cottage, an attractive one bedroom cottage, currently used as a successful holiday let. Benefiting from planning permission to replace the property with a brand new three bedroom house, set within a garden and wider paddock.
• Farm yard with two steel portal framed buildings, incorporating workshop and machinery store, hay/sheep/cattle shed, low stress cattle handling system, 3 stables, tack rooms, staff room, kitchen and bathroom facilities.

About 121.43 acres (49.14 ha)

Location
Situated in the peaceful northern reaches of the Malvern Hills National Landscape (formerly Area of Outstanding Natural Beauty), nearby are Blackhouse Wood and The Knapp & Papermill Nature Reserves.

Alfrick is a popular village with a well supported community shop, post office and café, a church and active village hall with sports and social clubs. The Victorian spa town of Malvern is a renowned cultural centre with an excellent theatre and cinema and several highly regarded state and private schools, including The Elms and The Downs Prep Schools in Colwall, The Wyche and Wells Primary, The Chase Secondary, Malvern College and Malvern St James School. Malvern has good shopping facilities including a Marks and Spencer, a Waitrose superstore and a wide range of independent retailers, cafés, pubs and restaurants on the bustling High Street.

In the Cathedral City of Worcester are extensive shopping and recreational facilities including County cricket and horse racing on the banks of the River Severn. The area is well served by an excellent choice of schools at primary and secondary levels including The Royal Grammar School and The King’s School.

Cheltenham is easily accessed via the M5, which is also home to numerous prestigious schools including Cheltenham College, Cheltenham Ladies College, Dean Close and Pates Grammar. There is a fabulous range of restaurants, stylish shops, museums and galleries, as well as a thriving cultural scene encompassing festivals of literature, science, food and drink.

A sporting highlight is the annual Cheltenham Gold Cup which entices thousands of racing spectators year after year.

There are excellent links to the M5, and M50. Worcestershire Parkway, a recently developed train station outside Worcester has extensive parking, as does Malvern Link. Fast train services go direct to London and Birmingham from both stations. Birmingham Airport is about an hours drive away.

Lot 1 – Baston Hall about 17.03 acres (6.89 ha)

Baston Hall is a distinguished Grade II listed Elizabethan hall house, beautifully presented and meticulously maintained, with an array of sympathetically converted outbuildings and high-quality secondary accommodation.

The current owners have undertaken a comprehensive programme of improvements to both the main residence and The Old Stables, significantly upgrading the internal layout. The result is an exceptional country property offering outstanding versatility, comfort, and long-term sustainability.

Baston Hall has been thoughtfully adapted to serve as a substantial single dwelling, while also offering flexible configuration for multi-generational living, staff
accommodation, or as is currently the case diversified use such as holiday letting.

The estate office, Cloud Room and The Old Stables In 2021, a new estate office and the ‘Cloud Room’, a flexible space ideal for use as an office, yoga studio,
gym, or entertaining venue, were developed within an adjoining outbuilding, which also houses garaging.

The Old Stables, located in a separate building, has been converted into an exquisite, self-contained three-bedroom guest suite, ideal for visitors or independent family members.

The property is approached via a sweeping driveway lined with ancient cherry trees, leading to beautifully landscaped gardens. Mature trees, expansive lawns, and vibrant flower and rose beds surround the house. A large lake with cascading ponds not only enhances the visual appeal but also supports a rich variety of
wildlife and contributes to the estate’s ecological integrity.

Within the garden curtilage but discreetly positioned is a tennis court, while beyond the formal gardens lie wildflower meadows alive with seasonal colour and natural biodiversity.

Lot 2 – The Wider Estate about 121.43 acres (49.14 ha)

Located at the southern, separate, entrance to the estate, Keeper’s Cottage is a charming one bedroom dwelling currently operating as a successful holiday let. Holding full residential status, the property benefits from planning permission (Ref: M/22/00940/FUL) to be replaced with a new three bedroom house extending to approximately 1,800 sq ft. The cottage is offered with 1.6 acres of land, comprising gardens and an adjoining paddock.

A short way down the track from the southern entrance is the farmyard complete with two substantial agricultural barns, each offering flexibility for a range of uses:

• The first barn includes a secure workshop and machinery store, and an open-sided hay, cattle, or sheep shed.
• The second barn offers a highly versatile layout, with internal areas for hay storage, office space, bathroom facilities, stables, tack rooms, plus an open-fronted modern cattle shed. This structure connects directly to a recently installed, purpose-built cattle handling system.

The buildings and adjoining yard benefit from access to the public highway, with ample parking and turning space for large agricultural or commercial vehicles. The site formerly supported a successful racehorse training operation, with the gallop still visible, running along the estate’s western boundary.

The estate is currently home to a mixed farming enterprise, focused on native breed cattle and sheep. The land is managed under a regenerative, soil-first approach, placing biodiversity and ecological health at the heart of operations. This low-impact method produces exceptional-quality, grass-fed meat and pedigree breeding stock while increasing the natural capital value of the landscape.

The land is arranged into well-fenced, watered paddocks interspersed with a broad belt of semi-natural ancient woodland, which spans the central ridge of the estate and adds remarkable beauty and habitat value. Recent infrastructure investments by the current owners include:
• Installation of 1,500 metres of additional water mains, supplying every field
• New fencing and hedgerows to enhance livestock control and biodiversity
• Expanded wildlife corridors that strengthen ecological resilience

The estate has previously hosted a successful local shoot, with the varied topography providing challenging and rewarding sport. The combination of open pasture, woodland cover, and natural undulations makes it ideally suited for game management or revival of a private shoot.

Further Information

Method of sale
The Baston Hall Estate is offered for sale by private treaty, subject to any existing leases, licenses and agreements. Further details are available from the joint agents.

The property is available to purchase as a whole or in a number of lots as described. The vendors may consider a sale of The Estate with alternative land areas to those shown and options should be discussed with the agents.

Land Quality and Soil Type
The land is classified as Grade 3 according to the Natural England Regional Agricultural Land Classification Maps. The soils form part of the Yeld and Escrick Soil Associations and the soil may be described to be calcareous silt/ clay loam. These soils are generally well suited to grass production.

Wayleaves, easements and rights of way
The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

Designations
The Baston Hall Estate is set within the Malvern Hills National Landscape (formerly Area of Outstanding Natural Beauty).

Sporting, timber and mineral rights
All sporting, timber and mineral rights are included in the freehold sale, as far as they are owned.

Rural, environment and woodland schemes
There is a Countryside Stewardship Mid Tier Agreement in place on part of the holding. The agreement expires 31/12/2025.

Plans are afoot to enter the woodland into a Woodland Management plan although at the time of writing no agreement is in place.

Fixtures and fittings
All items usually regarded as tenant’s fixtures and fittings and equipment, including fitted carpets and curtains, together with garden ornaments and statuary, are
specifically excluded from the sale. These may be available to the purchaser by separate negotiation.

Covenant and/or Restrictions
There are restrictions/covenants listed on the Land Registry Title Deed, details of which are available by the vendor’s solicitors on request.

Rights of Way
There are various rights of way that cross the land but none run close to the main house

Local authority
Malvern Hills District Council.

Health & Safety
Given the potential hazards of a working estate we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the buildings and machinery.

Directions
Postcode - WR6 5HF

What3words ///neat.golden.bought

Both will direct you to the driveway entrance to the main house.

Viewings
Viewing is strictly by appointment with the vendors’ sole selling agents, Fisher German LLP