High Ham, Langport, TA10

Dating back to the mid-15th century, Hillborne is a handsome Grade II listed village house constructed of attractive Lias stone beneath a tiled roof. Of particular note is the exceptional amount and versatility of accommodation on offer, with the substantial five-bedroom main house complemented by a beautifully appointed self-contained annexe and a magnificent traditional stone barn extending to over 50 feet in length.
Having evolved over the centuries, the main house today provides beautifully balanced family accommodation, rich in original features and architectural interest. The front door opens into a welcoming hallway with flagstone flooring, setting the tone for the character found throughout. The dual aspect sitting room is centred around an impressive open fireplace fitted with a wood-burning stove, whilst exposed beams and deep window seats create an atmosphere entirely befitting a house of this age.
The adjoining dining room is equally inviting, with a further open fireplace beneath a handsome bressummer beam, exposed timbers and windows to two elevations. Some of the beams are understood to have originated from the local church during the Reformation, providing a fascinating connection with the history of the village. A charming snug, again with a wood-burning stove, provides an additional and more intimate reception room.
To the rear, a later addition has created an excellent kitchen/breakfast room which naturally forms the heart of the home. Designed for modern family living, there is ample space for informal dining alongside an extensive range of Shaker-style cabinetry beneath granite worktops. An Everhot range cooker is complemented by an integrated Zanussi oven, larder room and generous space for further appliances. Doors open directly onto the terrace and gardens, creating an effortless connection between inside and out. An adjoining utility room and cloakroom complete the ground floor.
The gradual evolution of the house is reflected upstairs. A staircase from the kitchen rises to two delightful double bedrooms with magnificent vaulted ceilings, exposed A-frame timbers and built-in storage, served by a stylish family bathroom. Underfloor heating serves this newer part of the house. A second staircase accesses the older part, where there are three further double bedrooms, each retaining the warmth and authenticity synonymous with a property of this period. The flexible arrangement allows two bedrooms to benefit from generous ensuite bathrooms, making the accommodation particularly well suited to family life and visiting guests.
A significant feature of Hillborne is the substantial self-contained annexe, positioned discreetly to the rear yet conveniently connected to the main property. Far more than occasional ancillary accommodation, it provides an excellent independent living space in its own right. The ground floor incorporates a bespoke green oak kitchen and an inviting sitting room with matching bespoke oak shelving and storage, together with French doors opening directly onto the garden. A bespoke oak staircase rises to a generous double bedroom and ensuite bathroom with separate shower.
The quality, scale and independence of the annexe make it particularly well suited to multi-generational living, dependent relatives, extended family or guests, whilst also providing scope for holiday letting or other income generation. It further benefits from its own modern heating system, with photovoltaic panels and a recently fitted heat pump serving the underfloor heating.

GARDENS & OUTBUILDINGS
The gardens and outbuildings considerably enhance the overall offering at Hillborne, providing not only an enchanting setting but a further wealth of useful and potentially adaptable space.
A gravelled driveway extends past the house and annexe to a magnificent traditional stone barn extending to over 50 feet in length, together with additional stores. A particularly impressive building in its own right, the barn currently provides extensive workshop and storage space but offers exciting potential for a variety of alternative uses. Subject to any necessary planning consents, it could lend itself to an entertaining barn, studio, substantial home office, hobby space or potentially further accommodation.
Immediately adjoining the kitchen, a sheltered stone terrace provides a wonderfully private setting for outdoor dining and entertaining, overlooking gardens that have been lovingly cultivated over many years. Sweeping lawns are complemented by mature shrubs and specimen trees, together with a productive vegetable garden, greenhouse and chicken run. A well with functioning modern pump and a rainwater storage system provide useful year-round watering, whilst a wildlife pond attracts birds and other visiting wildlife.
To the front, a charming cottage garden welcomes visitors via a lavender-lined pathway. Established planting includes fig, apple and pear trees, an exceptional red mulberry and young plum trees. hollyhocks, verbena and magnificent wisteria clothe the annexe, whilst a mature eating grape vine grows against the barn, completing a quintessentially English setting around this remarkable and exceptionally versatile village home.

LOCATION
Hillborne occupies a delightful position in the historic heart of High Ham, one of Somerset's most picturesque villages. Comprising an attractive collection of period stone houses and cottages centred around the ancient Church of St Andrew and its village green, much of the village falls within a designated Conservation Area, helping to preserve its distinctive character and charm. Set on elevated ground, High Ham enjoys far-reaching views northwards across the evocative Somerset Levels, one of the county's most celebrated landscapes. Despite its peaceful rural setting, the village is well placed for access to the surrounding towns, with Somerton, once the ancient capital of Wessex and the medieval market town of Langport both just a few miles away.

COMMUNICATIONS AND TRANSPORT
The village is well positioned for access to the wider region. Taunton provides a junction with the M5 motorway, offering convenient routes to Exeter, Bristol, the Midlands and London via the M4, whilst the A303 is readily accessible for travel to London and the South West. Taunton railway station offers regular mainline services to London Paddington, with journey times from approximately 1 hour 45 minutes. International travel is catered for by airports at Bristol and Exeter, whilst cross-Channel ferry services are available from both Plymouth and Southampton.

SPORTING AND RECREATION
Long Sutton Golf Club (about 4 miles) is one of several excellent courses within easy reach. The nearby Somerset Levels offer superb walking, cycling and birdwatching, whilst sailing, fishing and water sports are available at Chew Valley and Blagdon Lakes. Horse racing can be enjoyed at Taunton, Wincanton and Bath.

EDUCATION
There is an excellent choice of schooling for children of all ages within easy reach, in both the state and independent sectors. Renowned independent schools include Millfield, Hazlegrove, King's Bruton, King's College Taunton, Leweston and the Sherborne Schools Group. High Ham benefits from its own well-regarded Church of England Primary School, whilst the local state secondary is Huish Episcopi Academy near Langport.