Smithams Hill, Priddy

Described by some as the most beautiful place they have visited, it occupies one of the South West's most affluent and highly protected rural enclaves, with an idyllic landscape and stunning panoramic views across the Chew Valley and its iconic lake. Bristol and Bath are each an easy 40-minute commute both with regular direct trains to London from Temple Meads and Bath Spa respectively, while Bristol Airport is around 20 minutes away. With an additional 4-bedroom barn conversion that has just been granted full residential planning approval from a successful holiday let, this is an exceptional property and offers the rare opportunity to purchase a small, easily managed estate with income generation if required or that can be enjoyed privately. There is an additional handsome barn with further development potential, and it presents numerous options for a family looking for multi-generational living or to run a business in the premium rural holiday or events industry. Equestrian facilities include a stable block and outdoor sand and fibre menage.
The five-bedroom farmhouse and its buildings are nestled within, and fully protected by, 22 acres of land, offering peace, privacy and seclusion with no near neighbours or road noise. The vibrant and highly regarded village of East Harptree lies just a mile away. Once part of the Eastwood Manor Estate, the farm's overall appearance has changed little since it was built approximately 250 years ago. It is not listed, and throughout the meticulous 2006-2008 renovation and modernisation the current owners worked with the original farmhouse layout, adding a striking green oak and glass extension to the rear. This connects the kitchen to a superb living space from which uninterrupted, world-class views are anchored by the lake. When a rainbow appears, the whole arc can be seen across the valley, and at night the expansive dark skies are spectacular.
A spacious entrance hall, with a wood-burning stove, window shutters and wide, over-nailed oak floorboards, leads through to the kitchen, where the flooring changes to original flagstones that continue into the rear hallway. The kitchen sits at the heart of the ground-floor accommodation and connects naturally with all the reception spaces. Its understated design includes a handsome granite-topped oak cabinet with a breakfast cupboard, Miele dishwasher and under-counter fridge, together with ample work surface. A bespoke larder cupboard includes sockets for kitchen appliances, while a breakfast bar looks out across the fields. Cooking is provided by a recessed cream four-oven electric Aga. A further cupboard is set into the deep stone wall, with a lit glass display cabinet above. Three doors lead into the snug; from the entrance hall, kitchen and sitting room, creating an easy flow through the accommodation. The snug features an inglenook fireplace with a second wood-burning stove and a shuttered casement window overlooking the walled front garden. In the sitting room, a third wood-burning stove is set into an impressive chimney breast, believed to have been built to retain thermal mass before the days of central heating. An impressive room where the ceiling opens up into the A frame of the roof. Double doors open from the sitting room to a front patio, and the original stable door leads to the rear hallway. From the kitchen, steps lead into the oak-framed reception space: a very impressive and spacious dining and living area that currently accommodates four large sofas and a dining table that can seat 20 guests, making it ideal for family gatherings and entertaining. Two sets of double doors open onto the rear terrace, where many outdoor lunches, suppers and barbecues have been enjoyed while taking in the magical atmosphere and far-reaching views. There is an additional reception room off the kitchen with a cinema projector, bespoke book shelving and media storage cabinet with double doors out onto the rear garden area. This room currently doubles as a gym and heading outside with a yoga mat to take in the view is superb.
The rear hallway leads to a large utility room with an excellent range of fitted cupboards, a butler's sink, a freestanding Miele fridge and separate freezer, with a wine cooler above. The boot room and utility area retain their original latch doors, while a substantial wood-panelled storage space above adds further practicality. With a downstairs WC and a stable door opening towards the lake, this working part of the farmhouse combines everyday function with considerable charm.
Stairs rise to the first floor, where the principal suite enjoys views over the landscaped walled garden to the front and across the Chew Valley to the rear. Recessed oak wardrobes, thoughtfully configured for flexible storage, frame an original fireplace. A freestanding copper bathtub and generous walk-in shower are complemented by a burr walnut double vanity unit with a double-sided hanging mirror above, while recessed illuminated shelving repeats the same rich walnut detailing. Clean lines considered materials and meticulous attention to detail combine to create an elegant private retreat with a strong sense of calm and luxury. A second large double bedroom with recessed wardrobes has beautiful views out over the front garden and a third smaller double bedroom has a fitted wardrobe and houses the linen cupboard. A family bathroom provides the amazing views to the rear and with a large bath and walk in shower and recessed spotlights in the floor giving a gentle light at night, this is again a room to retreat to.
On the second floor there are two exceptional triple aspect bedrooms open to the A frame of the roof with dormer windows to the front and rear and a window each over the farms land. Each room has a vanity sink set into the rear dormer and the left bedroom has a lovely walk in dressing area featuring striking dream catcher wallpaper.
The Grove
Formerly used as stabling by the previous owners who farmed livestock at the farm for 40 years, The Grove now provides a charming four-bedroom two bathroom property that has been let very successfully as a holiday let and has recently been granted full residential occupancy permission. The kitchen dining room opens to a spacious sitting room where stairs lead up to two double bedrooms, and a shower room and further stairs lead down to the principal bedroom and twin room which are served by a large bathroom with a separate shower. Double doors lead out from the downstairs hallway onto a rear terrace.
The Office
Situated in the former grain store the office enjoys arguably the best views in the area. With a wood burning stove for cosy starts to autumn and winter mornings, a WC, kitchenette and Truespeed superfast broadband connectivity, the office provides the ability to work from home but separately to the main house. There is ample space to run a small business if required. Situated at the top of an external flight of stone steps, to the ground floor of the office building a large carport lies opposite the main entrance.
Outside
Springfield Farm is accessed from a wide entrance driveway through solid wooden gates that are operated remotely by phone or fob. As well as controlling the gates in situ the system allows you to operate the gates remotely by answering the gate entry bell from a mobile and to talk to the visitor before deciding whether to allow access. Top paddock borders the driveway on the right as you enter with the walled garden on the left. Passing the carport with office building above, the stabling and menage plus one of three access gates to 8-acre Bridge Field lie to the right, with a very handsome barn forming the central segment of the yard. Directly ahead is the farmhouse connected by an additional carport, garages and with the Grove situated at the end. A wide lawned area borders the main drive with apple trees, Hawthorn and in the spring Pheasant Eye Narcissi. Directly opposite the farmhouse is a formal walled garden area with well established trees and shrubs that provide evergreen and deciduous structure combined with herbaceous planting that adds colour and texture throughout the seasons. There is a cedar wood Gabriel Ash greenhouse with a tomato bed and plenty of scope for overwintering tender plants or bringing on seedlings. The walled garden area connects to a soft fruit bed with black currants, gooseberries and raspberries and from here a path leads round a small woodland area.
12-acre hay field lies to the rear of the farm and has been carefully managed by the current owners to allow it to naturally develop into a wildflower meadow where in the spring and summer House Martins make their annual pilgrimage to the farm enjoying the rich insect life to feed their young. There is gate access into hay field from the lane, pedestrian access from the rear garden and an additional gate that leads into Bridge field. The garden area surrounding the rear of the property is low maintenance and mainly laid to lawn with terracing and steps built from railway sleepers. Two triplets of silver birch trees punctuate the vista with beautiful, galvanised estate railing and gates forming the boundary between the garden and hay field.
Situation
Springfield Farm's situation is exceptional. It offers a high degree of privacy and seclusion whilst being charmingly located within a mile of the highly sought after village of East Harptree. The village enjoys a Church of England primary school, a pre-school / nursery, community owned Pub, shop and cricket club. There is even a hairdresser and with many events organised throughout the year by its vibrant and inclusive community, it is unsurprising that families stay in the village for years.
East Harptree lies within Somerset's scenic and tranquil Chew Valley, with a significant area forming part of the Mendip Hills National Landscape (formerly Area of Outstanding Natural Beauty) which is considered by many to be Somerset's most beautiful area and voted by The Times in March 2025 to be the best place to live in the Southwest. There are many outdoor pursuits available to enjoy in the region including sailing, fishing, cycling, fabulous countryside walks from the door of the farm and a great selection of fine places to dine, with many of the restaurants, pubs and cafes using produce sourced locally. The villages within the region are pretty and architecturally interesting and there are many charming, individual homes housing communities that are vibrant and inclusive, with many events being organised across the year.
The Chew Valley is an affluent area attracting families, business owners and those who are looking for an authentic rural retreat that is superbly connected. Springfield Farm provides a stunning countryside residence that is perfectly balanced with the ability to easily reach some of the best cities in the UK. Bristol International Airport can be reached in twenty minutes with the major cities of Bath and Bristol roughly equidistant and accessible within around half an hour. Bristol Temple Meads train station and Bath Spa station offer direct links to London Paddington and leaving from Springfield Farm and arriving in London in around two hours is easily achievable. The M4 motorway and M5 motorway heading north can be accessed from Bristol, or if heading south to Devon and Cornwall, the M5 can be joined at junction 21 which is fifteen miles to the west. Springfield Farms excellent location means that there is easy access to the many excellent schools in the area including those in Bristol and Bath plus Wells Cathedral School in the small city of Wells, which is fifteen minutes by car, Millfield in Street, Downside and All Hallows are all approximately half an hour away.
The Cathedral City of Wells offers a twice weekly market with good local produce available, delicious fresh fish, meat, a variety of street food and many locally made artisan products. There is a choice of supermarkets including Waitrose, Tesco and Morrisons and at the heart is the stunning medieval Cathedral and Bishop's Palace with its beautiful gardens. Tables and chairs adorn the cobbled square of the Market Place offering a wonderful spot to sit and watch the world go by surrounded by fabulous architecture and historic buildings.
Soho House's long standing rural property Babington House, offering members metropolitan cool in the countryside, is a thirty-minute drive away and The Newt countryside estate, where luxury meets nature, is a forty-five-minute drive with membership required, but available to all. Bruton and Frome can be reached in approximately 40 minutes.
Directions
Full directions will be given upon booking an appointment.
Viewing by appointment only.
MATERIAL INFORMATION
In compliance with The Consumer Protection from Unfair Trading Regulations 2008 and National Trading Standards Estate and Letting Agency Team's Material Information in Property Listings Guidance.
PART A
Local Authority: Bath and North East Somerset
Council Tax Band: Band G
Guide Price: £3,200,000
Tenure: Freehold
PART B
Property Type: Detached
Property Construction: Standard Construction
Number and Types of Rooms: See details and plan; all measurements being maximum dimensions provided between internal walls
Electricity Supply: Mains Supply
Water Supply: Mains Supply and rainwater harvesting system
Sewerage: Private Drainage
Heating: Oil Fired Central Heating
Broadband: Please refer to Ofcom website. https://www.ofcom.org.uk/phones-telecoms-and-internet/advice-for-consumers/advice/ofcom-checker.
Mobile Signal/Coverage: Please refer to Ofcom website. https://checker.ofcom.org.uk/en-gb/mobile-coverage.
Parking: Parking for multiple vehicles, carports and garaging
PART C
Building Safety: The vendor is not aware of any Building Safety issues. However, we would recommend that the purchasers engage the services of a Chartered Surveyor to confirm.
Restrictions: The vendor is not aware of any restrictions on the property however we recommend this is confirmed with your conveyancing solicitor.
Rights and Easements: There is a public footpath through Hay Field and Bridge Field, these are only occasionally used and are well away from the buildings.
Flood Risk: According to the following website https://check-long-term-flood-risk.service.gov.uk/risk# the property is at very low risk of flooding from surface water or rivers and the sea.
Coastal Erosion Risk: N/A
Planning Permission: We are not aware of any planning permissions unconnected to the property which might affect its enjoyment, however this position can alter at any time and your conveyancing solicitor will confirm an updated position during the searches process.
Accessibility/Adaptations: N/A
Coalfield Or Mining Area: N/A
Energy Performance Certificate: Farmhouse - C, The Grove - D
No other Material disclosures have been made by the Vendor. This Material Information has been compiled in good faith using the resources readily available online and by enquiry of the vendor prior to marketing. However, such information could change after compilation of the data, so Lodestone cannot be held liable for any changes post compilation or any accidental errors or omissions.
Furthermore, Lodestone are not legally qualified and conveyancing documents are often complicated, necessitating judgement on our part about which parts are "Material Information" to be disclosed. If any information provided, or other matter relating to the property, is of particular importance to you please do seek verification from a legal adviser before committing to expenditure.
Lodestone | Wells | Bruton | Frome