221780 web

EFFINGHAM Surrey A very special character home offering adaptable, well presented accommodation and situated in approximately 7.5 acres of formal garden and paddocks, in a semi rural location on the cusp of the Surrey Hills.

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REF: 221780

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Property Profile Opportunities such as this are truly rare - the chance to acquire a wonderful 'lifestyle' home - a mini estate - for anyone seeking the good life! There have only been 2 owners since the property was first built in 1937 and its easy to appreciate why. The current owners have lived here for over 30 years - a testament to what a delightful place it is to be! Situated towards the end of a private lane, the location has a distinct rural feel, yet is within a couple of miles of local shops and about 3 miles from Effingham Junction station.

This home is really all about lifestyle and being a registered smallholding, its ideal for anyone needing space for horses or livestock, as everything you would need is already here. Occupying an elevated position the property has been extended by the owners and now offers sizeable and versatile space and being all on one level, it can be adapted to individual needs.

The character of the original era has been retained and well maintained throughout with features including a superb 27' living room with 3/4 oak panelled walls, complementing oak strip floor and an impressive fireplace to gather around in the colder months. There are lovely views over a paddock to the front and the formal gardens to the rear - you could be forgiven for thinking you were in the heart of the countryside.

This room is the hub of the home with all the further principle rooms radiating off. The substantial kitchen/ breakfast room is equipped with a comprehensive range of matt cream cabinets with extensive preparation surfaces together with a large Rangemaster cooker- and there are plenty of space for a proper dining table.

All 4 bedrooms are doubles, each with a lovely view of the gardens, with bedroom 1 also having fitted cupboards. A sun room accessed from the living room is the optimum spot to enjoy the view over the substantial terrace and garden beyond. The bathroom is fitted with a modern suite, complete with a bath and separate shower, complementing the practical separate wc.

Location Situated on the cusp of the Surrey Hills - a designated area of outstanding natural beauty - there is access to some of the south east of England's best walking, horse riding and cycling countryside, literally on the doorstep.

The village of Effingham with its range of shops providing everyday essentials is nearby, together with Effingham Golf Club, whilst the larger village of East Horsley is also within easy reach. The county town of Guildford is about 8 miles away, providing comprehensive shopping, leisure and entertainment facilities. There are a number of excellent schools locally in the private and state sectors, including St Lawrence (junior) and the Howard of Effingham (secondary) Effingham Junction and East Horsley stations are within 3 miles (Waterloo approx.

45 minutes). The A3 is approximately 6 miles away providing easy access to central London and Heathrow and Gatwick.

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Garden & Exterior The exceptional grounds are truly stunning and extend to approx. 7.5 acres, divided into distinct areas with the formal gardens adjacent to the property, with extensive areas of lawn and mature flower borders stocked with an abundance of mature and colourful plants and shrubs.

with an orchard. The 2 paddocks occupy a significant proportion of the land, 1 currently utilised to graze the owners sheep, whilst the 2nd is a delightful wild flower meadow with a perimeter path ideal for an evening stroll in the summertime sunshine.

There are many mature trees offering privacy and seclusion, together with a large raised terrace from which to enjoy the delightful outlook and the perfect environment to entertain family and friends alfresco!

There are gravel driveways to either side of the property, offering off street parking and leading to both an integral garage and a detached timber garage.

There is a considerable vegetable garden - ideal for anyone seeking self sufficiency - together with a variety of outbuildings including stables, greenhouses and even some ancient pig styes!

There are 2 areas of woodland, ideal for children to play, together

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Floorplan

GARAGE

OUTBUILDING

SUN ROOM

STORE

GROUND FLOOR

Dimensions Ground Floor 1,761 sq ft (approx internal)

Outbuilding 467 sq ft (approx internal)

Garage 184 sq ft (approx internal)

Store 413 sq ft (approx internal)

Sun Room 48 sq ft (approx internal)

Gross Internal Floor Area 1945 sq ft (approx internal)

Sales Enquiries: East Horsley 路 01483 281010 路 east-horsley@curchods.com 12, Bishopsmead Parade, East Horsley, Surrey, KT24 6RT

Winner MULTI BRANCH INDEPENDENT ESTATE AGENT

S U R R E Y P R O P E RT Y AWA R D S 2 01 3

IMPORTANT NOTICE: We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantees as to their operating ability or efficiency are given. All measurements have been taken as guide to prospective buyers only, and are not precise. If you require clarification or further information on any points, please contact us.