Leafields, Ryall Lane, Ryall, Upton upon Severn, WR8 0PN

3 Bedroom Detached

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  • 3 Bedrooms
  • 2 Bathrooms
  • 2 Reception Rooms


  • A Historic Traditional Detached Victorian House With Great Potential
  • Wonderful Setting In Approximately One And A Quarter Acres Of Mature Gardens
  • 160 Feet Riverside Frontage With Mooring, Fishing And Riparian Rights
  • Fabulous Westerly Views Across The Severn Towards The Malvern Hills
  • Dining Hall, Sitting Room, Lounge And Conservatory
  • Kitchen/Breakfast Room, Shower Room And WC
  • Three Bedrooms, En-Suite Shower/Dressing Room And Family Bathroom
  • Central Heating, Double Glazing, Extensive Private Parking And Carport


FOR SALE BY PUBLIC AUCTION AT THE FEATHERS HOTEL, LEDBURY AT 6.00 P.M. ON THURSDAY 25TH JULY 2024 (Guide Price £500,000 to £550,000) A Traditional Detached House, Originally Dating Back To The 1800's And Extended In More Recent Years, Now Offering Generous Two Storey Accommodation Including A Dining Hall, Sitting Room, Lounge (With Attic Room Above), Conservatory, Kitchen/Breakfast Room, Shower Room With WC, Three Bedrooms (One With External Balcony And En-Suite Shower Room/Dressing Room), Separate Bathroom With WC, Oil Fired Central Heating, Double Glazing, Carport, Extensive Private Parking And Over One And A Quarter Acres Of Lovely Mature Garden With Frontage Onto The River Severn, Mooring And Fishing Rights. Energy Rating "E"

Location & Description

The property enjoys a convenient position in the popular village of Ryall, less than a mile from the busy, historic riverside town of Upton upon Severn where there is a comprehensive range of amenities including shops, sub-Post Office, church, medical centre and schools. The town is well known for its tourist industry and summer festivals and for its famous riverside Marina. The larger towns of Malvern (eight miles), Worcester (ten miles) and Tewkesbury (six miles) are all within close proximity, as is Junction 1 of the M50 motorway which is approximately three miles away. There are mainline railway stations in Worcester and Malvern.

Leafields is a traditional two storey detached house, originally believed to date back to the 1800's but which has been extended in more recent years. The property requires full renovation and refurbishment but its generous accommodation offers the perfect canvass for buyers to re-shape and transform into a fine contemporary home. The great strength of the house is its wonderful setting and location in almost 1.30 acres of mature, treelined landscaped garden which also enjoys approximately 160 feet of riverside frontage onto the banks of the River Severn with the added bonus of fishing, mooring and riparian rights. The property does not flood and from its elevated position the lovely westerly aspect provides spectacular views across the river, Upton upon Severn and the full range of the Malvern Hills. Most evenings fine sunsets behind the Malvern Hills can be enjoyed from the house. The two storey accommodation has an oil fired central heating system and double glazing. It currently comprises an entrance lobby, dining hall, sitting room, lounge (with an attic room above), conservatory, kitchen/breakfast room, shower room with WC, three bedrooms (the principal one of which has its own external balcony and en-suite shower/dressing room) and a separate family bathroom with WC. A long driveway leads to a wide driveway that provides extensive private parking and opens to a carport. The gardens are mainly laid to lawns with mature borders, numerous trees and a useful workshop/garden store. Ground Floor

Entrance Lobby - 7ft 1in (2.17m) × 6ft 6in (1.86m)

Solid front door, telephone point, quarry tiled floor, double glazed window and inner door to

Dining Hall - 13ft 3in (4.03m) × 16ft 6in (4.96m)

Two radiators, quarry tiled floor, secondary double glazed bow window to front aspect, further double glazed window and secondary double glazed sliding doors into rear garden, three wall lights, stairs leading to first floor, doors to kitchen (described later) and also to

Sitting Room - 13ft 3in (4.03m) × 10ft 7in (3.1m)

Quarry tiled floor, double glazed window to rear aspect, secondary double glazed bow window to front aspect. Radiator and door to

Lounge - 15ft (4.65m) × 12ft 10in (3.72m)

Former fireplace (now sealed) with raised hearth supporting woodburner. Range of fitted wall shelving, radiator, double glazed window to front aspect, access (via folding loft ladder) to insulated and part boarded roof space/attic room. Double glazed sliding patio doors leading into

Conservatory - 12ft 4in (3.72m) × 8ft (2.48m)

Fully double glazed to three aspects overlooking rear garden. Heated towel rail, tiled floor and double glazed door leading into garden itself.

Kitchen/Breakfast Room - 19ft (5.89m) × 12ft 2in (3.72m)

Range of fitted pine floor and eye level cupboards with extensive worksurfaces, integrated twin bowl, single drainer, stainless steel sink with mixer tap. Four ring electric HOB, integrated WASHING MACHINE, eye level OVEN and GRILL. Radiator, pine panelling to dado rail. Stable style door leading into front garden. Double glazed window to front aspect and sliding double glazed doors leading to rear garden. Quarry tiled floor and door leading to

Rear Lobby - 6ft (1.86m) × 5ft 5in (1.55m)

Quarry tiled floor, radiator, fitted cupboard, double glazed window and door leading outside. Door also to

Shower Room

Close coupled WC, wash basin, shower cubicle, two double glazed windows, wall mounted heater, extractor fan and heated towel rail. First Floor


Radiator and double glazed window.

Bedroom - 13ft 6in (4.03m) × 11ft 1in (3.41m)

Radiator and two double glazed windows.

Bathroom - 7ft 2in (2.17m) × 6ft 7in (1.86m)

Half tiled and having freestanding "claw and ball" open ended bath with mixer shower tap. Radiator, close coupled WC, pedestal wash basin, shaver point, heated towel rail and double glazed window.

Bedroom - 13ft 2in (4.03m) × 9ft (2.79m)

Fitted bookshelving and desk, radiator, inspection hatch to roof space. Double glazed window.

Bedroom - 12ft 3in (3.72m) × 13ft 6in (4.03m)

Two radiators, double glazed window, inspection hatch to roof space, double glazed sliding doors to EXTERNAL BALCONY having safety railings and view over rear garden. Archway to

En-suite Shower/Dressing Room - 13ft (4.03m) × 12ft 6in (3.72m)

Fitted shower cubicle, vanity wash basin, radiator, built-in double wardrobe with hanging rail. Fitted shelving, airing cupboard with factory lagged cylinder, slatted shelving and immersion heater. Inspection hatch to roof space and two double glazed windows.

Driveway and Carport

A long driveway (walled to one side) flanked by lawn and borders leads to a wide parking and turning area capable of accommodating several vehicles. It also leads to an attached CARPORT 11.16m (36ft) x 3.10m (10ft)


The front garden is mainly laid to lawn with bordered edging, a variety of well established shrubs and roses as well as trellising that supports colourful climbers. Here also is an external tap. To one side of the house a covered area houses an oil tank, storage cupboard and the oil fired central heating boiler. Access to each side of the house leads into the large rear garden. Here there is a paved patio/seating area which is partially covered. The garden itself is laid to large areas of lawn with a variety of shrubs and some particularly impressive trees. Within the grounds there is a substantial WORKSHOP/GARDEN STORE of timber construction. A grassed pathway leads down to the River Severn. Leafields enjoys almost 150 feet of riverside frontage together with mooring, fishing and riparian rights. From parts of the rear garden there are wonderful views across the Severn and The Ham towards the Malvern Hills in the far distance. This lovely westerly aspect occasionally provides fine sunsets.


The vendors will consider leaving the ride on lawnmower subject to further discussion.

For Sale by Public Auction

For Sale By Auction Information for prospective bidders at auction. Bidders registrations - potential buyers are required to register their details before bidding. At registration you will need to provide your full name and address and the solicitor/legal representative who will be acting on your behalf. You will also need to prove your method of payment of the deposit and that you have necessary proof of identify to comply with money laundering regulations. You are advised to register prior to the date of the auction at one of the offices and you will need to bring your proof of identify with you to the sale where you will be allocated a personal bidding number which will enable you to bid. A bidders registration form is available upon request. Please bring this along to one of our offices at least 48 hours prior to the auction or ensure that you attend the auction registration desk at the auction venue at least 30 minutes before the advertised start of the sale. There is no charge for registration. The auctioneer reserves the right to refuse a bid where registration has not taken place and to offer the lot to the under bidder. Proof of identity In compliance with Money Laundering Regulations bidders are required to provide photographic identification and evidence of residency. Buyers must provide the following: 1.Photographic identify document such as a current passport or UK driving license AND 2.An original utility bill, building society or bank statement, council tax bill or any other form of identity document (excluding credit card statements and mobile phone bills) that has been issued within the last 3 months and provides evidence of residency at the correspondences address stated on the registration form. If the bidder is acting on behalf of another party they will be required to provide the documents above for themselves and for the named buyers for whom they act, as well as providing a letter of authority from the buyers authorising them to bid on their behalf. If the bidder is acting on behalf of a company, the above documents will still be required together with written authority from the company and a copy of the certification of incorporation. It is advisable to ensure that this process is satisfactorily completed and approved well before the sale. Deposits A deposit payment, which is payable on the fall of the hammer, is calculated at 10% of the purchase price (or £3000 whichever is greater). Buyers should arrange to bring either a bankers draft/counter cheque, building society draft or debit card to the sale room to cover their maximum bid. Personal and company cheques will not be accepted unless agreed by prior arrangement even if you are well known to us and have bought from us previously. If you wish to pay by personal or company cheque you should contact us at least 3 working days prior to the auction. A £20 fee will be charged (payable in cash only) upon acceptance of any personal or company cheque to cover the bank chargers for special clearance. Buyers may pay deposits by either Maestro or Visa debit cards (not credit cards). Transactions must be in person and cannot be accepted over the telephone. Buyers should note that cash will not be accepted for deposit payments. Important all buyers are advised to inspect all available legal documentation prior to bidding and you will be deemed to fully understand your liabilities if successful. Liabilities could include stamp duty, land registry fees and VAT which may become payable upon completion in line with any property transaction whether it is be auction or private treaty. If you are in any doubt you should seek advice from your own professional advisors. AUCTION GUIDE PRICE An indication of the seller's current minimum acceptable price at auction. The guide price or range of guide prices is given to assist consumers in deciding whether or not to persue a purchase. It is usual, but not always the case, that a provisional reserve range is agreed between the seller and the auctioneer at the start of marketing. As the reserve is not fixed at this stage and can be adjusted by the seller at any time up to the day of the auction in light of interest shown during the marketing period, a guide price is issued. The guide price can be shown in the form of a minimum and maximum price range within which an acceptable sale price (reserve) would fall, or as a single price figure within 10% of which the minimum acceptable price (reserve) would fall. A guide price is different to a reserve (see below). Both the guide price and reserve price can be subject to change up to and including the day of the auction. RESERVE PRICE This is seller's minimum acceptable price at auction and the figure below which the auctioneer cannot sell. A reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of the auction. Solicitors/Legal Pack The solicitors acting on behalf of the vendors in the sale of Leafields, Caroline Dawes of Shepherd & Wedderburn Llp - 02074294922 or caroline.dawes@shepwedd.com


We have been advised that mains water, electricity and drainage are connected to the property. This information has not been checked with the respective service providers and interested parties may wish to make their own enquiries with the relevant local authority. No statement relating to services or appliances should be taken to imply that such items are in satisfactory working order and intending occupiers are advised to satisfy themselves where necessary.

Agents Notes

Intending purchasers will be required to produce identification documentation and proof of funding in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017. More information can be made available upon request. John Goodwin FRICS has made every effort to ensure that measurements and particulars are accurate however prospective purchasers/tenants must satisfy themselves by inspection or otherwise as to the accuracy of the information provided. No information with regard to planning use, structural integrity, tenure, availability/operation, business rates, services or appliances has been formally verified and therefore prospective purchasers/tenants are requested to seek validation of all such matters prior to submitting a formal or informal intention to purchase/lease the property or enter into any contract.


We are advised (subject to legal confirmation) that the property is freehold.

Council Tax

COUNCIL TAX BAND "F" This information may have been obtained by telephone call only and applicants are advised to consider obtaining written confirmation.

Energy Performance Certificate

The EPC rating for this property is E (43).


By appointment to be made through the Agent's Upton upon Severn Office, Tel:01684 593125

MISREPRESENTATION ACT, 1967 - JOHN GOODWIN - Conditions under which Particulars are issued:
John Goodwin for himself and for the Vendors or lessors of this property whose agent he gives notice that:

  1. The particulars are set out as a general outline only for the guidance of intending purchasers or leasees and do not constitute, nor constitute part of, an offer or contract.
  2. All descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given in good faith and are believed to be correct but any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.
  3. No person in the employment of John Goodwin has any authority to make or give any representation or warranty whatever in relation to this property.

Virtual Tour

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From Upton upon Severn proceed east over the river along the A4104. A few hundred yards after passing over the river turn right towards Ryall. Continue along this route for approximately quarter of a mile where, as the road begins to bear sharply to the left (and just after the turn to Ryall Meadow) turn right into Ryall Lane. This forks in two directions. Take the right hand fork continuing to the very end. Ignore the left turn into Ryall Hill House and instead continue straight on down the private driveway that leads to Leafields.


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