Farmhouse: Entrance hall, Drawing room, Sitting room, Dining room, Kitchen/breakfast room, Boot room, Study, Utility room, 5 Bedrooms, 3 bath/shower rooms. Garden and Orchard.
The Coach House holiday let: Kitchen/breakfast room, Sitting and dining room, 3 bedrooms, 3 Bath/ shower rooms, Garden.
Timber framed Barn, Cart shed with garaging, Brew House, Office, Stable Block.
Paddocks and sand school. In all about 12.13 acres (4.19ha.)

Guildford farm is situated within an Area of Outstanding Natural Beauty close to the village of Havenstreet and within easy access of the north east coast and mainland ferry links. The village of Havenstreet has a pub and is surrounded by rolling wooded countryside. The Isle of Wight Steam Railway is based nearby with a fine collection of Victorian locomotives and carriages and connects to the Island Line giving access to the sandy beaches of Sandown, Shanklin and Ryde. Ryde is approximately 3 miles distant and has both high speed ferry services to Portsmouth (taking about 15 minutes) and a Hovercraft service to Southsea. In addition there is a car ferry service from Fishbourne (approximately 3 miles) to Portsmouth taking approximately 45 minutes. There is easy access to Ryde School, numerous mooring facilities at Wootton Creek, Bembridge and Cowes and a variety of beaches within the vicinity. The Island benefits from a good range of water and land based activities as well as having a wide array of historic attractions. Excellent walking and riding can be enjoyed from the property with a good network of footpaths and bridleways leading through the surrounding countryside.

The attractive, period house farm is believed to originate from the 1800s and provides charcterful accommodation. There are an array of period features including some impressive large open fireplaces and the flexible layout makes for a comfortable family home. The property benefits from a particularly good range of outbuildings including The Coach House that provides a substantial and good quality holiday let converted in around 2002, now providing a useful rental income. In addition there is a substantial timber framed barn which is unconverted and provides further potential. The former Cart shed now provides useful garage/ games room and there is also a good stableblock. The current owner has worked from home and there is both a modern timber built office and a timber clad period building referred to as the Brew House that was formally used as an office. The house sits in an attractive, mature garden, whilst there is a courtyard to the south between the main outbuildings with the old farm pond beyond. The land comprises of three main paddocks, a smaller holding paddock (partially planted with trees) and a Sand School in need of maintenance. The property provides an attractive and comprehensive package with the ability to generate a good income.

Accommodation
Entrance Hall Panelled front door, staircase off and under stair cupboard.
Drawing Room An attractive double aspect room overlooking the garden. There is an impressive open brick fireplace with a large beam over, currently housing a wood burning stove. Oak flooring and painted panelling to the walls.

Sitting Room Overlooking the front gardens and with a cast iron fire place with ornate surround with built in cupboards, drawers and shelving to either side.

Dining Room Currently used as dining room and sitting area, this characterful room has a wonderful open fireplace with a flagstone hearth with a beam over, built in canopy and with built in cupboards to either side. Painted wooden panelling to walls and wide oak floor boards.

Rear Hallway Flagstone flooring, secondary staircase off and original door to shelved larder cupboard.

Kitchen / Breakfast Room Fitted with hand built shaker style wooden base cupboards and drawers with beech worksurfaces with a butler sink inset. Oil fired Aga with adjacent electric two oven module with four ring halogen hob over. Space for dishwasher, fridge and freezer. Outlook to the orchard. A pair of French doors open to:

Boot Room Part glazed door to the garden and wooden flooring.

Boiler Room with twin gas fired boilers and ample space for drying clothes.

Study Brick fireplace (currently sealed), built in cupboard.

Utility Room Base cupboards, worksurfaces with stainless steel sink unit with mixer tap, space for washing machine and fridge.

Shower Room Pedestal wash hand basin, WC and tiled shower cubicle.

First Floor
Landing From the principle staircase a landing leads onto the secondary staircase house where it widens with hatch access to the roof space, Airing cupboard housing insulated hot water tank with slatted shelving.

Bedroom 1 A light double aspect room with views over the garden, courtyard and surrounding countryside.

Shower Room en suite Tiled shower cubicle, pedestal wash hand basin, WC, extractor fan and heated towel rail.

Bedroom 2 Period cast iron fireplace with timber surround and mantel shelf, built in cupboards to either side. Garden and country views.

Bedroom 3 A double bedroom with an outlook over the courtyard.

Bedroom 4 Country views.

Bedroom 5 Views over the orchard and fields beyond.

Bathroom Panelled bath with mixer tap and shower attachment together with a separate shower over and fitted shower screen. Pedestal wash hand basin, WC. Painted wooden panelling to the lower walls and oak floorboards.

Outbuildings
The Coach House holiday let
Converted in around 2002. To provide a particularly spacious and high quality holiday let of about 1,500 sq feet producing a useful rental income potentially around £20,000 per annum. The Coach House has its own gas fired central heating system and wooden flooring throughout.

Kitchen/ Breakfast room Fitted with base and wall cupboards incorporating a double oven, four ring hob, work surfaces, 1 � 1/2 bowl sink unit with mixer tap, space for dishwasher and fridge, housing boiler.

Reception room A particularly spacious room providing both seating and dining areas and currently also housing a grand piano. There are three sets of French doors to the western elevation together with a deep window to the east. Spiral staircase to first floor.

Bedroom 1 A good sized double bedroom with French doors to the courtyard.
Shower Room en-suite Fully tiled with new walk-in shower enclosure with thermostatic shower, WC, pedestal wash hand basin, heated towel rail and extractor.

First Floor Landing
Bedroom 2 Sloping ceiling and Velux window to both sides. Built in cupboards.

Bathroom Panelled bath, WC, pedestal wash hand basin and extractor fan.

Bedroom 3 Sloping ceiling with Velux windows and French door to the southern elevation leading to fire escape.

There is also a garden allocated to the holiday let, a short distance to the south east comprising a good sized lawn enclosed by hedging with mature trees across one side and with trellis fencing clad roses to the other. Along the western elevation of The Coach House itself there is a paved terrace overlooking the courtyard.

Brew House A period timber clad building under a clay tiled roof comprising; Office 4.76m. × 3.33m with an open brick fireplace to one end, electric heater, power and lighting. Adjacent outside WC, laundry with space for washing machine and dryer for the holiday let, hand basin, extractor fan.

The Office measures 7.1m x 3.4m. A timber clad office built around 4 years ago with power, lighting and electric heating.

Cart Shed A 3 bay Cart Shed retaining many of the original timbers modernised and extended with a slate roof, concrete floor and with windows. Currently providing either an open two bay garage or games room, 3.4m x 7.11m, an adjacent garage/store 2.66m x 7.29m with brick floor and windows overlooking the pond and loft store above. Lean to Garden Store 5.3m x 2.8m

The Barn A substantial timber framed period barn with timber clad elevations under a corrugated roof. In a basic state of repair providing extensive storage and stables and offering further potential. The main barn measures 29.3m x 5.5m with two areas of loft. To the southern end of the barn is an additional lean to stable 4.6m x 3.6m.

The Stable Block is adjacent to the paddocks, a block build and timber clad structure comprising of 4 good sized stables.

Stable 1 4.96m x 3.28m (16’ 3” x 10’9”)

Stable 2 4.96m x 3.05m (16’ 3” x 10’10”)

Stable 3 4.4m x 3.31m (14’6” x 10’10”)

Stable 4 4.43m x 3.53m (14’16” x 11’7”), there is outside lighting, water and adjacent concrete hard standing.

The land

Near the stable block is a small holding paddock that has been recently planted with some young trees, with an additional field adjacent to Station Road beyond. There is a Sands School in need of maintenance with an adjacent vegetable garden and a further 2 fields to the south divided by a newly planted hedge and fencing. There is an ancient farm pond to the rear of the garaging bordered by mature Oak trees and with a central Island.

Services Mains water, electricity and gas. Private drainage. Seperate gas fire and central heating systems to the house farm and the Coach House.

Public right of way: – A footpath crosses the land.

Directions From the village of Havenstreet proceed downhill and pass under the Railway bridge and, Guildford Farm is found on the left after about 400 meters.

Postcode PO33 4DT

Gardens

To the front of the house is an attractive lawned garden with well stocked boarders together with an array of trees including, apple trees and an impressive magnolia. A central stone path bordered by lavender leads to the front door. To the southern side of the house is a largely flagstone paved terrace including a brick built barbeque enclosed by trellis fencing, clad in roses and a range of other plants through which there is an arch leading to the courtyard.

The courtyard is largely gravelled and enclosed by the period barn, The Coach House and The Cart Shed garaging. The farm is approached by a gravelled driveway passing a parking area adjacent to the front garden and leads into the courtyard from which a further drive leads to a secondary access onto Station road. To the west of the house is a well stocked mature orchard.

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