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High House

Priory Wood, Clifford, Hay on Wye, Herefordshire, England, HR3 5HF


A uniquely rare opportunity to buy a 42 acre farm beautifully adapted for equine use with 5 bedroom farmhouse, 3 bedroomed cottage and extensive modern farm buildings and stabling but also having flexibility for a variety of uses.


  • Farmhouse: 5/6 beds, 4 bath/shower rooms, farmhouse kitchen, 3 reception rooms, library, study, utility, cloakroom.

  • 3 Bed detached cottage, bathroom, kitchen/diner, utility, cloakroom, sitting room.

  • Delightful landscaped gardens, patio, pond, fruits trees, greenhouse, garden stores.

  • Extensive outbuildings and equestrian facilities, formerly NH Stud & pedigree Sheep Farm.

  • Traditional and American Barn Stable Yards, up to 20 boxes, scope for more.

  • Feed, tack, wash boxes, young stock barn, 5 horse walker, stocks.

  • Farm office, workshop, vehicle / implement stores, hay barn, wood chip arena.
  • Approx. 42 acres; gently south facing sloped pastureland, multiple paddocks.
  • 42.00 Acres
  • 9 Bedrooms
  • 5 Bath/Shower rooms
  • Stabling
  • Paddock / Land
  • Tack Room
  • Barn
  • Outbuildings
  • Horsebox Parking
  • Ancillary Accommodation
  • Horse Walker

Location Map



High House is a 42 acre farm which has been specifically adapted over the last 30 years to provide a specialist equestrian facility most recently run as a national hunt breeding stud farm. With a high quality farmhouse, 3 bedroom cottage and extensive farmbuildings and stabling. The property sits on a low ridge with mainly south facing fields and all enjoying panoramic views over the surrounding countryside to the Wye valley to the north and the Black Mountains to the south.
The farmhouse offers five plus bedrooms and has been extended, converted and maintained to a high standard set in extensive landscaped grounds including a feature pond. The three bedroomed detached cottage is nicely appointed and ideal for nanny/granny/employees/holiday income/ full time tenants.
A particular feature of the property are the extensive stables and farm buildings all of which have been provided in the past 30 years or so with excellent facilities including a horse walker and stabling for over 20 horses, concrete yards, small arena et. set in tranquil priory wood.
The land lays to the south of the house and is gently sloping and divided into attractive traditional fields which are well fenced and gated, with holding pens and a lane giving access to the yard.

The area is one of high scenic value on the borders between Herefordshire and Wales within the popular community of Priory Wood just 3 miles east of Hay-on-Wye in north west Herefordshire. Priory Wood is formed of a scattering of cottages and smallholdings around a little common alongside a quiet road that just leads to two or three other properties.

There is a popular primary school 2 miles away and a secondary school at Peterchurch which is highly regarded 8 miles away. Hay-on-Wye is a popular tourist destination at the north-east gateway to the Brecon Beacons National Park within the Wye Valley and famous for its bookshops and literary festival, it contains a surprising amount of facilities for a town of its size. Hereford is half-an-hour to the south-east with shopping and other facilities associated with an important county town.
Within a few miles of the property are some of the most exciting areas for riding and walking in the area including the Begwyns Hills to the north and the Black Mountains to the south-west.

Originally a cottage with areas that have great charm and character it has been greatly altered and extended over the years with up to the minute facilities forming a very comfortable home indeed.
Briefly it comprises: – ENTRANCE HALL – 23’4” x 8’10” overall (7.1m x 2.7m overall) with window north, canopy porch on the outside, front door, part tiled -part carpeted floor, coats cupboard with electric consumer unit, radiator.
CLOAKROOM – 6’1” x 3’11” (1.85m x 1.2m) with WC and hand basin, tiled floor.
INNER HALL – staircase to first floor, understair store and radiator.
DRAWING ROOM – 19’ x 14’9” (5.8m x 4.5m) with recesses either side of a marble fireplace with working log fire, two windows west, two double radiators, wall lights, beamed ceiling, double doors south to the:
CONSERVATORY – 12’6” x 12’6” (3.8m x 3.8m) with east, south and west facing aspect with views over the garden and ornamental pond to the distant hills. Two sets of double doors south and east, ceiling fan and electric opening roof lights, electric underfloor heating with automatic controls.
FARMHOUSE KITCHEN/ DINING ROOM – 24’3” x 16’7” (7.4m x 5.05m) – a spacious well-appointed room with attractive large inglenook fireplace with beam over and recess Aga cooker with storage cupboards either side, separate electric cooker with cooker hood, handmade floor and wall units of excellent quality with granite worktops, inset one and a half bowl single drainer sink unit, dishwasher, wine rack, includes American fridge freezer, microwave, shelving and display panels, matching desk in front of window, large upright radiator, window south and two windows east, door to hallway off which is the
DINING ROOM – 19’ x 11’4” (5.8m x 3.45m) (plus deep door recess). This room was probably the original cottage and has a great deal of character with revealed stone chimney breast with mantel shelf, stone hearth and wood burning stove, oak beamed ceiling, glass fronted display cupboard, two windows north, two radiators, wall lights, charming old oak door leading to the:
LIBRARY AREA – 7’7” x 5’5” (2.3m x 1.65m) with fitted book shelving to two walls on either side and below the window, tiled floor, opens to the
STUDY – 10’4” x 7’7” (3.15m x 2.3m) with shelved recess, window south to garden, radiator, telephone point.
UTILITY ROOM/REAR HALLWAY (OFF KITCHEN) – 7’10” x 6’3” (2.4m x 1.9m) with oil-fired boiler, Belfast sink, plumbing for washing machine, storage cupboard, back door south to garden. Includes washing machine and tumble dryer inside storage cupboard.

LANDING – on two levels with roof light south, radiator, airing cupboard with hot water cylinder and slatted shelves.
MASTER BEDROOM – 16’11” x 16’3” (5.16m x 4.95m) (plus wardrobe recess and door recess) extensive fitted wardrobes, two windows east, one south with views, radiator, door to:
ENSUITE BATHROOM – 9’6” x 7’3” (2.9m x 2.2m) with spa bath with shower over and glass screen, fully tiled walls, low flush WC, hand basin with cupboard under, window east, radiator, shaver point and light.
BEDROOM 2 – 18’1” (5.5) x 9’2” (2.8) plus recess 9’ (2.74) x 6’11” (2.1) (L-shaped) with extensive fitted wardrobes, window east, west and two windows south, radiator:
ENSUITE BATHROOM – 9’4” x 5’11” (2.84m x 1.8m) with low flush WC, hand basin, whirlpool bath, window west, fully tiled walls, radiator.
BEDROOM 3 – 11’10” x 11’6” (3.6m x 3.5m) with window north, oak beam ceiling, radiator
ENSUITE SHOWER ROOM – 7’7” x 2’11” (2.3m x 0.9m) with low flush WC, hand basin and shower, wall tiling.
BEDROOM 4 – 17’1” x 8’10” (5.2m x 2.7m) with window north and east, built-in fitted wardrobe, radiator.
FAMILY BATHROOM – 7’9” x 6’9” (2.36m x 2.06m) with window north, panel bath, pedestal hand basin, low flush WC, attractive wall tiling, radiator, beamed ceiling.
SECOND FLOOR – via staircase from the landing, opening to
BEDROOM 5 – 11’10” x 6’11” (3.6m x 2.1m) (plus low headroom area on either side), window west with views, roof light north, fitted wardrobe and fitted storage cupboard, opens to:
DRESSING ROOM/ CHILDS BEDROOM – 11’6” x 8’ (3.5m x 2.44m) with low headroom area on either side, Velux window north, access hatch to storage loft, radiator.

A wonderful feature of High House are its gardens which lie to east, south and west of the property. These are mostly laid to attractive lawns with the extensive use of stone walling and stone paths together with flower beds, sweeping patio areas and the focal point of the ornamental pond making a most sunny and attractive area.
East of the house is a lawn with path leading through it and pegola to one side with trained fruit trees, here there is a greenhouse and:
LOG STORE – 7’10” x 7’10” (2.4m x 2.4m) plus a
GARDEN STORE – 7’10” x 7’10” (2.4m x 2.4m) built of traditional materials.
The ornamental pond is a particular feature with its central fountain, plants and fish and an attractive small rill which provides a water feature leading from one side. The gardens enjoy wonderful views to the south over open fields to the Black Mountains.
On the west side of the house is a stone walled vegetable garden with paths and individual beds as well as a patio enjoying evening sun.

Located slightly away from the house and overlooking the stable yard is the detached cottage providing modern, well-appointed accommodation which is deceptively spacious and suitable for a variety of occupants dependent on the purchasers need.
Briefly it comprises: – ENTRANCE HALL – with staircase to First Floor
SITTING ROOM – 18’8” x 10’6” (5.7m x 3.2m) with large window east, night storage heater.
KITCHEN/DINING ROOM – 18’8” x 10’8” (5.7m x 3.25m) with large window east, fitted floor and wall units, worktops, stainless steel one and a half bowl sink unit, recesses for appliances, laminate flooring, night storage heater.
UTILITY ROOM – 15’5” (4.7) x 7’7” (2.3) average (slightly triangular) with fitted units, night storage heater, large window facing east, door to:
CLOAKROOM – 9’10” x 2’9” (3m x 0.84m) with low flush WC, small hand basin, wall tiling with room for shower one end- currently occupied by washing machine and tumble dryer.

LANDING – with roof light west, airing cupboard with light, slatted shelving housing immersion heater.
BEDROOM 1 – 14’9” 11’6” max. (4.5m 3.5m max.) with window east, night storage heater.
BEDROOM 2 – 10’8” x 10’6” (3.25m x 3.2m) with window east and night storage heater.
BATHROOM – 7’5” x 6’9” (2.26m x 2.06m) with panel bath, pedestal hand basin, low flush WC, tiles, window north, over bath shower with glass screen, wall mounted electric heater.
BEDROOM 3 – 18’4” x 7’7” (5.6m x 2.3m) (L-shaped). with window east, night storage heater, access hatch to loft space.

A wonderful feature of High House is the stable yard which has been developed over many years to provide a specialist equestrian facility that is also capable for a variety of other uses associated with the farmland that adjoins it.
Briefly the buildings are grouped around a fully concreted yard with cobble stone feature and are described as follows:
STONE STORE/FARM OFFICE – 18’8” x 8’8” (5.7m x 2.64m) which is lockable and has been rendered inside, attached to this are:
FOUR BLOCK STABLE – 12’2” x 9’10” each (3.7m x 3m each) with overhang, stable doors, etc. Across the yard at 90° is the
FIVE BLOCK STABLE – 12’2” x 10’ each (3.7m x 3.05m each) with overhang to front, stable doors etc. Alongside are
THREE LOOSE BOXES – 31’2” x 12’2” (9.5m x 3.7m) with gates to divide them and gated fronts.
GENERAL PURPOSE BUILDING – 59’1” (18) x 29’2” (8.9) measuring 13’1” (4) to eaves being 4 bay and adjoining the cottage providing garaging, room for horse boxes, machinery etc. behind this is a:
WOOD CHIP ARENA – 59’1” x 52’6” (18m x 16m) with high fencing to three sides, farm building to fourth.
Beyond this range of building is a:
Which has also been fully concreted and provides an excellent facility. There are building grouped around this including:
STEEL FRAMED AND BLOCK FIVE BAY STABLES – 68’11” (21) x 24’3” (7.4) measuring 9’10” (3) to eaves
at one end is a:
FOALING BOX – 16’5” (5) x 13’9” (4.2)) with
COVERED WAY (14’5” (4.4) x 2.7) alongside
Across the yard is a modern
STEEL FRAMED HAY BARN – 59’1” x 24’7” (18m x 7.5m)
part block part sheeted walls and of steel framed construction opposite is the
MAIN STABLE BUILDING – 162’5” (49.5) x 38’11” (11.85) overall with 8 American style boxes inside with sliding doors and double doors at one end. The extension to this shed houses a large MONARCH HORSE WALKER with full electrical controls and the building is open ended for ventilation.
Beyond this yard is a gravelled storage yard for machinery, parking, etc.

Another wonderful feature of High House is the south facing high quality farmland that runs down to a lane at the bottom and is nicely divided into 12 enclosures with a lane giving access to part and a strip of woodland screening it from the east.
A gallop could easily be constructed up the east side where the ground rises up to the farmstead at the top. The soil is free draining and the land boasting a wonderful array of attractive indigenous trees as well as mature hedging with double fencing etc. It is all considered to be in good heart and well managed. It may be possible to sell the property with less land if applicable.

We are informed that the property is connected to mains water, electricity and private drainage system to both houses.
Oil-fired central heating to the farmhouse. Night storage heaters in the cottage.
The selling agents wish to remind prospective purchasers that the services, service installations, heating & electrical appliances have NOT been tested.
We are informed that the property is of freehold tenure.
From the centre of Hay-on-Wye proceed northwest towards the Whitney Toll Bridge and Clifford village. After passing through the village turn right sign posted Bredwardine and head up the hill for a mile before turning left at the very top of the hill near the old former chapel. Drive along this road for approximately 500 yards and High House is before you on the right hand side.
If approaching from Hereford come via Bredwardine and take the turning right at Clifford primary school. Follow this road for about a mile and take the right turn at the top of the hill by the disused chapel and drive to the property.
Strictly by prior appointment with the joint sole agents:
Jackson Property on 01743709249 / 01432344779 or McCartneys on 01497820778.

Viewing: Strictly by prior appointment with Jackson Property on 01743709249 / 01432344779

JACKSON PROPERTY for themselves and the vendors of the property, whose agents they are, give notice that these particulars, although believed to be correct, do not constitute any part of an offer of contract, that all statements contained in these particulars as to this property are made without responsibility and are not to be relied upon as statements or representations of fact and that they do not make or give any representation or warranty whatsoever in relation to this property. An intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. The agent has not tested any apparatus, equipment, fixture, fittings or services and so cannot verify that they are in working order, or fit for their purpose, neither has the agent checked legal documents to verify the freehold/leasehold status of the property. The buyer is advised to obtain verification from their solicitor or surveyor.