Lot 1: Rillfield House- Entrance Hall, Drawing Room, Dining Room, Kitchen/Breakfast Room, Study, Cloakroom, Utility, 3 Bedrooms, 2 Bathrooms, Double Garage, Entertaining Terrace, Landscaped Gardens with Pond . About 2.60 acres (1.05 ha)

Lot 2: A barn of about 2366 sq feet set in 0.53 aces (0.21ha.)

Lot 3: A barn of about 1210 sq feet set in 2 acres (0.81 ha.) including polytunnels

Lot 4: A barn of about 1840 sq feet with adjacent yard extending to about 4832 sq ft (Available separatley at a guide price of £75,000)

Rillfield House occupies an attractive rural location benefitting from excellent views across Arreton Vallley and downland to the north. The house is situated about 420m off the main road yet has good access to the coastal town of Shanklin being within 3 miles.

The house was completed in 2002 and provides unusually spacious accommodation and is designed to make the most of the wonderful views over the surrounding countryside. The house is fitted with double glazing throughout with large glazed sliding doors opening to than entertaining terrace to the rear of the house overlooking the well landscaped gardens and beyond. The adjacent garage is currently used as a store and offices with a kitchenette. The house is subject to an agricultural occupancy restriction (please see the section on planning below). To the East of the house are a range of buildings which are offered as separate lots.

Accommodation: Part glazed door opening to:

Entrance hall A particularly spacious entrance to the house with doors off to all the principle rooms and a staircase to the first floor.

Dining room A well proportioned room with wide sliding patio doors providing access to the terrace as well as superb views towards the downs. Beech laminate flooring.

Sitting room A particularly spacious triple aspect reception room benefitting from wonderful views over the surrounding countryside. Bow window to southern elevation and large sliding patio doors open to a terrace to the northern elevation providing access to the decked terrace and gardens beyond. Stone fireplace with gas fire inset. Beech laminate flooring.

Study Outlook to the front elevation.

Cloakroom WC and wash hand basin.

Kitchen/Breakfast room Fitted with a good range of base and wall cupboards with extensive work surfaces including a breakfast bar. 1 Â 1/2 bowl stainless steel sink unit with mixer tap. Space for range style cooker (smeg stainless steel range cooker with 6 gas hobs and 2 ovens) with stainless steel splash back and extractor fan above. Good country views.

Utility Base cupboards with stainless steel sink unit and work surface above with space for washing machine beneath. Saunier Duval gas fired boiler. Space for American style fridge/freezer. Part glazed door to garden.

First Floor Landing with hatch access to roof space.

Bedroom 1 A particularly spacious double bedroom with dormer windows to both the front and rear elevations providing panoramic views over the surrounding countryside. Partly sloping ceilings and halogen spotlighting.

Bedroom 3 Panoramic views.

Bedroom 2 A triple aspect room with good country views. Built in cupboard housing Flomaster direct hot water cylinder with adjacent airing cupboard. Plumbing and drainage laid on providing the ability to create an en suite bathroom.

Bathroom Bath with Mira shower over and shower screen. Tiled walls and floor, pedestal wash hand basin and WC.

Garage Situated adjacent to the house, with an up and over door to the front elevation and a pedestrian side door with an adjacent concrete hard standing. The garage currently comprises:

Store room, Cloakroom with WC and wash hand basin. Kitchenette with base unit with stainless steel sink unit, laminate flooring. Office with wide window providing northerly views. Laminate flooring throughout. Extensive power. Hatch access to roof space. The central heating system extends into the house.

Outside The driveway leads to an extensive concrete parking area to the front of the house surrounded by well stocked borders. Steps lead down to a wide paved terrace across the front elevation of the house with outside lighting and power, leading to the front door. To the rear of the property is a large raised decked terrace accessible from the dining room and sitting room providing an excellent outdoor dining and seating area. Beyond are extensive lawns with well planted borders and a variety of trees. To the north is a partly post and rail fenced area of garden, which could provide paddock whilst to the west of the property is a duck pond which is largely enclosed by post and rail fencing. Fenced vegetable garden including two green houses and a garden shed. There is separate vehicular access into the garden via a five bar gate to the Western side of the property.

In all lot 1 extends to approximately 2.60 acres (1.05ha).

The Barns To the east of the house are a range of barns and concrete yard which have been used by the present owners for their landscaping business. The barns are offered as separate lots as defined on the attached plan and detailed below.

Lot 2 This comprises a six bay portal framed barn (24.7m x 8.81m) providing 2340 sq ft with lower block work walls with corrugate sheeting above with a steel framed mezzanine area 16.1m x 3m providing further storage above of 520 sq ft. To the far end is a lock up store 4m x 8.9m with power and lighting and storage above. Concrete flooring throughout. Sliding door 4m x 3.7m. A large concrete yard to the north incorporating two portacabins. A further area of land amounting to 0.47 acres to the north.

Lot 3 Barn (7.93m x 14.24m) providing about 1210 sq ft of space. Currently open across one side to the barn in lot 4 but if sold separately a partition wall will be created. Three bay steel frame barn with corrugated sheeting and concrete floor. A new opening would also have to be made to the northern elevation if this was sold separately to lot 4. There is currently a timber workshop with power and lighting.

To the north of lot 3 is a concrete yard with a basic lean-to building with corrugated roofing (12.07m x 6m) with an adjacent portacabin. A concrete road runs to the north, where there are 5 polytunnels, each approximately 16m long and with a maximum width of 10m, currently operating as a nursery with automatic watering system and each with central block paved paths.

Lot 4 Barn (20m x 14.2m) Steel portal frame 3 bay barn. Sliding doors to an opening 4.2m high by 6m wide. Power, lighting, concrete flooring. Electricity meter, fuses and sub-meters to lots 2 and 3. To the front of the barn in lot 4 is an extensive concrete apron extending to approximately (448 sq m) 4,832 sq ft.

Planning The house was built subject to an agricultural occupancy restriction (planning consent TCP/19329). The vendors have lived in the property since 2002 and operate a landscaping business. On the 14th March 2006 planning consent was granted for the buildings comprising lots 3 & 4 to be used as a horticulture and landscape gardening depot (planning consent reference P/00123/06-TCP/19329/D).

Directions From Arreton proceed east towards Sandown on the A3056. In Apse Heath, adjacent to Apse Heath Stores turn right at the mini roundabout onto Ventnor Road. Follow this for approximately 1 mile and the drive to Rillfield House is found on the left immediately after a red brick cottage and it is signed. Follow this drive for approximately 420m and the house will be found on the left.

Postcode PO38 3AF

Viewings: All viewings will be strictly by prior arrangement with the sole selling agents Christopher Scott,
East Quay, Kite Hill, Wootton Bridge, Isle of Wight, PO33 4LA.
Tel: 01983 242121
Fax: 01983 241111
Website: www.christopherscott.co.uk
Email: sales@christopherscott.co.uk

MISDESCRIPTIONS ACT 1991
Christopher Scott for themselves and the vendor of this property whose agents they are give notice that:
i The particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, an offer or contract.
ii All descriptions, references to condition, necessary permissions for use and occupation and other details are given in good faith and are believed to be correct, but any intending purchaser should not rely on them as statements or representations of fact and must satisfy themselves by inspection or otherwise as to the correctness and accuracy of each of them.
Iii No person in the employment of Christopher Scott has any authority to make or give any representation or warranty whatever in relation to this property.