Gellings Farm offers a rare opportunity to acquire a multi-faceted property in a highly accessible location. The farmhouse offers good sized accommodation with period features and is complemented by garden outbuildings and an extensive riding school all amongst a total of 8.37 acres. Considering the surroundings, the site may hold future development.

Ground floor
• The Farmhouse offers comfortable accommodation arranged over two floors and requires a scheme of modernisation yet holds a period feel throughout
• Constructed of brick and sandstone under a slate roof with the benefit of oil central heating
• Farmhouse style kitchen with stone floor, beams and full range of units under granite work tops
• Central reception room with feature brick fireplace and a staircase to the first floor
• Cosy sitting room with open fireplace
• Cloak room and wc

First floor
• Principal bedroom with ensuite shower room
• 2 further double bedrooms
• Family bathroom with separate shower
• Airing cupboard houses the immersion heater
• In all the accommodation equates to approximately 2,063sq.ft (191sq.m)

Outside
• Adjoining the principal residence is an original stable block which would lend itself for conversion and is partly Grade II listed
• In addition, there are brick-built office with café and wash room facilities used for visitors and staff
• Further stabling and tack rooms are apportioned into 3 sections within the central lot
• A substantial indoor arena is complemented by a sand manège
• A large, gravelled parking area by the front entrance
• Land apportioned into 2 separate paddocks – 3.15 acres ands 3.05 acres

Situation
Knowsley, a suburban area northeast of Liverpool, offers a range of amenities for residents. Numerous well-regarded schools cater to all ages, while residents enjoy various leisure facilities including parks, sports centres and a theatre. The area is well-connected by road, with the M57 motorway providing easy access to Liverpool city centre and beyond. Knowsley also boasts a train station offering regular services to Liverpool and Manchester.
Gellings Farm is situated close to local residential and commercial developments and there is no doubt a future development opportunity subject to local planning regulation.

Fixtures and Fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Main water & electricity. Private drainage. None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.
We understand that the current broadband download speed at the property is around 12 Mbps, however please note that results will vary depending on the time a speed test is carried out. The estimated fastest download speed currently achievable for the property postcode area is around 72 Mbps. Actual service availability at the property or speeds received may be different.

Tenure
The property is to be sold Freehold. The property is subject to business rates and the owner will be responsible for these in the usual manner payable to the local authority.

Local Authority
Knowsley Borough Council

Public Rights of Way, Wayleaves and Easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor’s agents will be responsible for dening the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – L34 9GY
What3words: ///poem.rams.plums