10 en suite bedrooms (2 with baths) – huge open plan living space – spa hall with heated pool, hot tub and sauna – games room – cinema room – snug - utility room – downstairs loo - large grounds with BBQ bothy, orchard, field and streams - parking for several cars – 2 x EV charging points - grocery deliveries from Waitrose, Asda, Sainsburys, Tesco, COOK and Coombe Farm Organic.

Pootle down a no-through lane past the village church and onto a gravel track; right at the end is Kingshay Barton where redundant farm buildings have been given a new lease of life as a large group holiday house for 20 with a private pool - and much more besides. In the fantastic spa hall there’s also a sunken hot tub and a glass fronted sauna, AND Kingshay Barton also has a games room and a proper job cinema room with tiered seating.

Go through the big black gates (fob operated) to a paved courtyard, and up the York stone steps to the front door; push it open and step into a wide hallway with the stairs straight ahead. Off to the right is the games room where you can hang out playing pool or table tennis and catch the latest big match whilst you play. Up a short flight of stairs is the cinema room, Kingshay Odeon – and wow! This is a proper mini cinema, with tiered seating for 18 and sumptuous big floor cushions to lounge about on; it has air con, interval lights, surround sound, a DVD player and a whopper of a screen!

Also off the games room is the snug, a quiet room overlooking the courtyard, with plenty of comfy seating - vintage brown leather Chesterfields and gorgeous bottle green velvet; it looks fantastic. A lockable door leads from the games room to the spa hall via a lobby with a walk in shower room off to the left. Then it's time for another wow when you step into the spa hall itself; the centre piece is a 10 x 5m pool, and to one end there's a sunken hot tub and a glass fronted sauna. At the other end of the room, doors open onto the patio.

Upstairs on the landing there’s a quiet spot by the window where you can sit in opulent silver velvet chairs and read a book or have a quiet chat; pad along a bit further and you’ll find Bedrooms 1-3, all with en suite shower rooms. Bedroom 1 (Purtington) can accommodate an additional pull-out truckle bed at an extra charge - these are great for toddlers to sleep in. Bedroom 2 (Downclose) and Bedroom 3 (Broadstone) both sleep 2 in zip and link beds (superking or twin). The bedrooms at Kingshay Barton are all named after features in the local landscape - hamlets, fields, woods and farms on the Coombe Farm Estate.

Left of the entrance hall is a humongous open plan living/entertaining space - a lot of thought went into the re-design of Kingshay Barton to make it just right for big groups to get together and have the happiest of times. There are plush purple velvet sofas and chairs to settle down on and along the side of the room is a whopper of a bespoke dining table; at the far end is a very swish and well equipped kitchen with everything you need to take the stress out of catering for a large family group. Natural light floods in through floor to ceiling windows, French doors open onto the south facing garden, it’s a wonderful room and it sets the scene perfectly for happy family celebrations. Off to the left is a utility room with two freezers, a wine cooler, an ice maker and laundry facilities.

Steps lead down to a hallway with access to the courtyard - handy for when you’ve been out for a romp across the field with the dog; it’s somewhere to dry him off, to leave your muddy boots and your wet coat. Off the hall are Bedrooms 4-6, all on the ground floor, all sleeping 2 people in zip and link beds; Bedrooms 4 and 6 (Coombe and Moultons) have en suite bathrooms with a bath that has the luxury of a built-in TV, and a separate shower, Bedroom 5 (Wayford) has an en suite wet room. Very handy if you have toddlers in your group are that Bedrooms 5 and 6 also have room for a pull-out truckle bed at an additional charge each. What we love about Kingshay Barton is that wherever you sleep you can wake up to views over the gardens or the fields, or the copse at the side of the house; you’ll have birdsong and peace and quiet – just what family holidays in the country are all about.

Bedrooms 7-10 all have en suite shower rooms and are in the attached former stables, accessed from the courtyard. The first door takes you into a lobby with Bedrooms 7 and 8 (Venley and Warren) to either side; the second door leads to another lobby and Bedrooms 9 and 10 (St Rayn and Foxwell). Remember that beds at Kingshay Barton are all zip and link so you can have them arranged as super kings or twins.

There are gardens on three sides of the house; just outside of the kitchen and spa hall there’s a big patio with outdoor furniture; step onto the lawn and stroll around pathways that meander around to a mini Stonehenge, and to the rustic BBQ bothy at the side of the garden by the copse. Just imagine being out there on a balmy summers’ evening, not that it matters if it’s warm or not – there are heaters so you can sit out there beneath the twinkly lights till the small hours and if it's cold you can close the doors and windows.

Kingshay Barton is such a beautiful place to stay for your family holiday; the 2 acre gardens are a dream with trees all around, there’s  plenty of room for the kids to run around, flowers tumble onto grass dappled with sunlight. Open the gate to the field, it’s all yours for your stay and as it’s all fenced it’s perfect for exercising the dog, for picnics, or for getting out there for a game of rounders. Another gate leads down a gentle slope to a stream, to the other side of the house is a big orchard that rolls down to a high stone wall where another stream babbles merrily along; in the spring time the apple trees are frothy with blossom, in early summer the meadow is full of buttercups. This is a place to unwind, somewhere to be happy, to make very special memories. Check availability and book your stay today!

3 x ovens – 2 x combi ovens - 1 x microwave - inset 5 burner hob - larder fridge – 2 x freezers – wine cooler - ice maker - washing machine – tumble dryer - underfloor heating throughout the ground floor - Sky TV in games room, snug and cinema room – Freeview TV in all bedrooms - free Netflix on all TVs - Apple TV available in cinema room (with your own account) - wifi (see FAQ) – BBQ bothy (charcoal supplied) – 2 x travel cots and highchairs available – stairgate - duvets/linen/towels/robes provided - 2 dogs by prior arrangement - 2 x XXL dog crates supplied - pub within walking distance – shop within walking distance - Fri to Fri bookings - short breaks year round - no smoking - consideration required for neighbouring properties - note that for security reasons the parking area is covered by CCTV - strictly no fireworks, sky lanterns or drones. NB: There are two unfenced streams within the grounds so children must be supervised at all times in these areas. Please also be aware that there is a public footpath running through the first field.