Rockfield, Trefynwy NP25

Rockfield, Trefynwy NP25

19 Bedroom | Freehold | Outbuildings | Secondary Accomodation | Holiday Complex

Offers in excess of £2,000,000
Bus Station 2.1 miles
Wyesham Turn 2.9 miles

Holiday letting business, restaurant & wedding venue overlooking the Wye Valley. Set in an elevated position with panoramic valley views. 6 bedroom period farmhouse. 6 holiday letting cottages. Award-winning restaurant & marquee for weddings. Set in 1.91 acres

Steppes Farm is situated in a rural setting within the Wye Valley which is an Area of Outstanding Natural Beauty. The Wye Valley and neighbouring Forest of Dean are known for outdoor pursuits and are extremely popular with walkers, cyclists, climbers, canoeists and horse riders all year round.

The property is located 11 miles from the picturesque Symonds Yat area which is a tourist attraction with river cruises and the option to canoe down the rapids. Symonds Yat West and East are both connected by a hand pulled ferry which cross the Wye between the Ye Olde Ferry Inn and The Saracen’s Head Inn which are known for good food within the area. Symonds Yat Rock is close by which gives spectacular views down the Wye Valley and towards the breeding Peregrine Falcons in Colwell Rock.

The market town of Monmouth is 5 miles away and provides a full range of amenities and facilities including supermarkets (Waitrose and M&S Food), public houses, a theatre, cinema, leisure centre with indoor swimming pool, cottage hospital and doctor’s surgery. The independent Monmouth School has a nationally recognised reputation for excellence. Further facilities can be found at Ross-On-Wye (18.5 miles) as well as Hereford (22 miles).

Tourist attractions locally include the Wye Valley Butterfly Zoo the amazing hedge puzzle (Symonds Yat West) and Goodrich Castle (English Heritage). The Forest of Dean with Cannop Cycle Centre, Beechenhurst with Puzzlewood, Perrygrove Railway and Clearwell Caves are nearby in the town of Coleford.

Steppes Farm Cottages has been an established business since 1996 and is VAT registered. The cottages have been converted from traditional stone barns and have many original features including open fireplaces with wood burning stoves, exposed natural stone walls and beamed ceilings.

The holiday letting business has high levels of repeat and recommendation trade of approximately 30% and currently do not use an agent to promote the business. The cottages are advertised via their website: coupled with internet advertising.

In addition, the property has The Stonemill which is an established restaurant converted from a traditional stone barn with exposed roof trusses and original mill workings. The restaurant is AA two rosettes and is also in the Michelin Guide. The business has a gross turnover of £278,269 year ending June 2018 net of VAT.

Steppes Farm is a licenced wedding venue and provides a marquee with a concrete base and carries out approximately 11 weddings a year which provides additional income for the business.

There is potential to increase trade from this part of the business which feeds the holiday letting cottages and restaurant for catering. The wedding venue and restaurant are promoted via Facebook,, recommendations and via their website:

To the rear of the property is a level area which is currently used as a vegetable patch where there is potential to extend the accommodation to provide yurts, pods, bell tents or to build lodges, subject to gaining the relevant planning consents. The car port, garaging and workshop above both have the potential to be converted into self-contained holiday letting cottages or an annexe to the main house subject to gaining the necessary planning consents to provide further
accommodation to the site.

Entrance porch with French glazed door leading to heavy wooden door into:-

Hall with beamed ceiling and wooden under stairs cupboard. Wooden staircase to first floor accommodation. Wooden slat door into dining room and wooden slat door into:-

Sitting room 5.00m x 4.94m (16’4 x 16’2) with wooden pine floor. Stone fireplace housing cast iron wood burning stove. Beamed ceiling. UPVC double glazed sash window to front overlooking the valley. French glazed door into:-

Rear hall 5.06m x 2.45m (16’5 x 8’0) with slate floor. Window to side and rear overlooking the courtyard. Exposed roof trusses. Heavy wooden door to outside courtyard. Heavy wooden door into kitchen. Wooden slat door into:-

Cloakroom with a white suite of close coupled WC and pedestal wash hand basin. Slate floor. Extractor fan.

Kitchen 5.40m x 4.87m (17’7 x 15’9) with lime oak kitchen of wall and base cupboards. Roll top worksurfaces with inset 1½ bowl sink unit. Bosch electric stainless steel oven. Bosch halogen hob. Cream two oven Aga set in former fireplace. Slate flooring. Original bread oven. Beamed ceiling. Wooden door into:-

Utility room 5.14m 2.43m (16’8 x 7’9) with a range of wall and base cupboards. Tiled work surfaces. Flagstone floor. Space for dryer and automatic washing machine. UPVC double glazed window to side. Beamed ceiling. Wooden door into:-

Boiler room 2.79m x 1.93m (9’1 x 6’3) with Worcester boiler and modern hot water cylinder. Window to side.

Dining room 4.84m x 4.79m (15’8 x 15’7) with window into hallway. Inglenook stone fireplace housing cast iron wood burning stove. Window to side. UPVC double glazed sash window to front.

Landing with stairs to second floor accommodation. Wooden doors to rooms.

Bedroom 1 6.38m x 5.27m (20’9 x 17’2) with vaulted ceiling and exposed roof trusses. Stable door to outside with stone steps leading down to the front courtyard. Exposed painted stone walls. Stone steps up into the:- En-suite shower room with a white suite of close coupled WC, pedestal wash hand basin and shower cubicle. Skylight. Exposed roof trusses.

Bedroom 2 5.10m x 2.73m (16’7 x 8’9) with UPVC sash window to front overlooking the valley. Built in wooden wardrobe.

Bedroom 3 3.16m x 1.98m (10’3 x 6’4) with UPVC sash window to front overlooking the valley. Heavy beam over ceiling.

Bedroom 4 4.03m x 2.93m (13’2 x 9’6) with built in wooden wardrobe. UPVC double glazed sash window to front overlooking the valley. Heavy beam over ceiling. En-suite shower room with a white suite of close coupled WC, wash hand basin in modern vanity unit. Stainless steel and glass shower cubicle. Spotlights. UPVC frosted sash window to side.

Bathroom with a white suite of close coupled WC, pedestal wash hand basin and panelled bath with shower attachment. UPVC frosted sash window to rear.

Landing with dormer UPVC double glazed window to front overlooking the valley. Wooden doors to rooms.

Bedroom 5 4.30m x 3.92m (14’1 x 12’8) with exposed roof trusses and limited eave height in part. Built in wardrobes. UPVC double glazed window to front in dormer with valley views.

Bedroom 6 with exposed roof trusses. Limited eave height in part. UPVC double glazed window to rear. Dormer with UPVC double glazed window to front with valley views.

Gated asphalt driveway leading to cobbled parking area for 2/3 vehicles. Stone outbuilding with 2 car ports 6.36m 5.21m (20’8 x 17’0) with cobbled floor.

Adjoining the car port is a guest laundry 4.94m x 2.25m (16’2 x 7’3) with coin operated tumble dryer and washing machine. Range of tourist information. Belfast sink unit. Freezers and fridges on a quarry tiled floor.

Workshop above the garage 8.99m x 5.01m (29’4 x 16’4) with power, lighting and work bench. Wooden log store 4.15m x 2.26m (13’6 x 7’4) with stone flooring. Enclosed side garden with a gravel path leading down to a patio area with the feature of original mill workings and ornamental pond.

The stone built cottages are converted from traditional stone barns and include such features as stone fireplaces, painted natural stone walls, flagstone floors and exposed roof trusses. They are rated by Visit Wales as 4* and are set away from the main house to give a high degree of privacy. Each kitchen is equipped with a range of modern wall and base cupboards, an electric cooker, fridge/freezer, microwave oven and dishwasher.

The cottages have a flat screen TV, DVD player, Wi-Fi, music system and are electrically heated. The cottages all have white bathroom suites along with cast iron wood burning stoves. The parking area for guests is laid to gravel at the top of the site.

Two storey semi-detached cottage providing on ground floor an open plan sitting/dining room and kitchen area with oak kitchen, flagstone floor and inglenook fireplace housing a wood burning stove. Stone steps leading up to the first floor level which provides a landing, 2 bedrooms and bathroom. Outside there is a brick patio area to front with seating. (Sleeps 4).

Mid terrace two storey stone cottage proving on ground floor a hall, sitting room with inglenook fireplace housing wood burning stove, stone steps leading up into an oak kitchen with wooden floor and wooden staircase to first floor. At first floor level there is a landing, 2 bedrooms and shower room. Outside to front there is a brick patio area for seating. (sleeps 4).

End of terrace two storey upside down stone cottage providing on ground floor a hall with stairs to first floor, 3 bedrooms and bathroom. At first floor there is an open plan sitting/dining and kitchen area with countryside views. Wooden floor. Stone fireplace with wood burning stove. (Sleeps 6).

End of terrace two storey stone cottage proving on ground floor a hall, bedroom and bathroom with wooden stairs to first floor. At first floor level there is a landing and bedroom plus open plan sitting/dining and kitchen area with inglenook fireplace with wood burning stove. (Sleeps 4).

First floor apartment with open plan sitting/dining and kitchen area with stone fireplace housing a wood burning stove. Landing, 3 bedrooms and bathroom (Sleeps 6).

Ground floor aparment providing a hall, 2 bedrooms and bathroom. Sitting/dining room with stone open fireplace hosuing a wood burning stove. Wooden flooring. Interconnecting door into The Haywain’s sitting room. Outside seating area to front. (Sleeps 4).

Award winning restaurant 16.26m x 5.11m (53’3 x 16’7) converted from traditional barn with wooden floor, exposed roof trusses and vaulted ceiling. Original mill workings.

Reception with leather sofas, bar servery with electronic till, bottle chiller, stainless steel glass washer, stainless steel ice maker and bar stools.
Stone steps leading down into the dining room with a range of table and chairs for 50 covers. Gents & ladies WC facilities. Francia coffee machine.

Vaulted galleried dining area 3.91m x 3.81m (12’8 x 12’4) overlooking the restaurant with picture window and exposed brickwork.

Commercial kitchen 4.95m x 3.61m (16’2 x 11’8) with stainless steel deep bowl sink unit with shower tap. Stainless steel dishwasher. Stainless steel tables. Warming cupboards. Grill. Stainless steel extractor hood. Stainless steel Lincat 6 burner stainless steel gas cooker. Unox electric oven. Stainless steel sink with single drainer. Stainless steel microwave oven. Stainless steel shelves. Stainless steel fridges and freezer. Stainless steel wall mounted wash hand basin. The kitchens are white-lined.

Outside there is a patio area with a range of seating and tables for 16 covers overlooking the valley.

Dry store 4.89m x 4.00m (16’0 x 13’1) with tiled floor. White-lined for environmental health. Opposite the restaurant in the lower ground floor of the farmhouse with turbo fan blue seal electric oven. Freezers. Fridges. Stainless steel table and deep bowl stainless steel sink unit with single drainer. Currently used as a prep-room for the restaurant and for weddings.

Asphalt driveway leading to a car park laid to gravel with parking for 20/30 vehicles. The gardens and grounds are landscaped and laid mainly to shrub and flowerbeds for low maintenance. Additional parking area for a further 20/30 vehicles on grass accessed via the main gravel car park.

In the centre of the front courtyard is a stone car port 8.54m x 5.02m (28’0 x 16’4) which is allocated for Mole End, Oak Cottage and The Haywain with a brick floor and power. The car port has the potential to be converted into an additional holiday letting cottage, subject to gaining the relevant planning consents.

Vegetable patch with greenhouse and timber garden shed with gravel path and raised vegetable borders. Next to the vegetable patch is a storage barn 7.49m x 3.98m (24’5 x 13’0) with concrete floor, profile metal cladding, power and skylights.

Marquee 18.01m x 11.94m (59’0 x 39’1) set on a concrete base with a wedding licence. Bar area with bottle chillers, beer stations and wooden dance floor plus a range of tables and chairs for 100/150 covers. Kitchen area to the rear with Lincat stainless steel warming cupboards.

The property is offered by private treaty, inclusive of trade inventory to include furnishings, equipment, fixtures & fittings within the holiday letting cottages and in relation to the restaurant and wedding venue, excluding any personal items.

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Key Property Details
Additional attributes
Outbuildings Secondary Accomodation Holiday Complex
Total Sq Ft
83,199.6 (7,729.5 Sq M) approx.
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