• 4 bedrooms +
• 3 reception rooms +
• 5 bathrooms +
• 13.45 acres +
• Outbuildings +
• Garden +
• Farm House +

Dating from around 1905, Overton Green Farm is an elegant bedroom Georgian farmhouse occupying a prominent position on the edge of Smallwood village. The house has been carefully renovated and remodelled over the last six years by the current owner to create a home that offers well-proportioned accommodation arranged over two floors, with large windows taking in open views across its own pasture and surrounding farmland.  Internally, the property retains much of its original character – including decorative fireplaces, coved ceilings and tiled flooring – alongside modern improvements such as double glazing and a replaced roof (2016). The ground floor comprises an entrance hall, two spacious reception rooms, a large farmhouse kitchen, boot room, utility, and wet room. Upstairs are four bedrooms, all having ensuites. Approached via a gated entrance onto a long gravelled drive that leads to the front of the house, and continues to the side where there is extensive parking and a large steel-framed barn to the rear that has been fitted out to an exceptional standard offering significant storage and stabling with 7 boxes and potential for more.  Gardens and Grounds 
Formal lawned gardens flank the house, enclosed by mature hedges and trees. Beyond are post-and-railed paddocks and a large pasture field containing a natural pond. The property extends in all to about 13.45 acres. The principal outbuilding – a versatile 100 ft × 60 ft steel portal-frame barn – provides seven 12 × 12 ft stables, a tack room, feed room and WC, together with mains water and electricity. It is ideal for private or commercial equestrian use (subject to any necessary consents). The land is classified Grade III on the Agricultural Land Classification Map and is suitable for grazing and grass production. Property Information  Services: Mains water and electricity; private drainage; oil-fired central heating.  Planning Notes: Buyers should verify any potential for alternative uses or conversion of outbuildings with Cheshire East Council.  Title and Access: Sold freehold with vacant possession. A public footpath has been re routed to the edge of the boundary – as shown on the attached plan. Claw-back Clause: In 2018 the then seller placed a 20% of any uplift in value arising from the grant of non-agricultural planning consent for 25 years from completion. We understand that this expires in 2043.  Important notice 1.These particulars are for guidance only and do not form part of any offer or contract. Information is provided in good faith and should not be relied upon as a statement of fact; prospective buyers should verify by inspection or independent enquiry. 2.All measurements and distances are approximate. Photographs show the property as it appeared in November 2026. 3.References to alterations or potential use do not imply that relevant permissions have been obtained. 4.Material information has been compiled from vendor and third-party sources; updates will be issued should any material changes arise prior to exchange of contracts in accordance with the Digital Markets, Competition and Consumers Act 2024.