woodlands •

Woodlands YALDING • KENT

A superb lifestyle opportunity with a substantial detached family house and two holiday cottages set in delightful established gardens, with excellent commuting links to London

Woodlands Entrance hall • Drawing room • Dining room • Inner hall • Study • Conservatory/games room Open plan kitchen/breakfast/family room • Utility room • 2 cloakrooms • Master bedroom suite • 5 further bedroom suites

Lavender Cottage Entrance lobby • Open plan sitting/dining/kitchen • Bedroom with en suite bathroom 2 further bedrooms with en suite wet rooms • Private terrace

Rosemary Cottage Open-plan ‘L-shaped’ sitting/dining room • Kitchen/breakfast room • Bedroom with en suite bathroom 2 further bedrooms with en suite wet rooms • Private terrace

Detached garage • Hard tennis court

Delightful established gardens and grounds including paddocks

In all approximately 4.6 acres

For sale freehold

Approximate total gross internal area house and cottages 6516 sq.ft.

Yalding village 0.5 mile • Station 5.1 miles 6.6 miles • 9.6 miles • Tunbridge Wells 11.9 miles (All distances are approximate)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text. Situation Description Woodlands is situated 0.5 miles above the delightful village of The property is conveniently located for the M20 and M26 Woodlands is a superb and rarely available lifestyle opportunity. Yalding, with a village shop, primary school, post office, church, motorways at Wrotham, giving access to the national motorway The vendors have recently refurbished and adapted the doctors surgery and library. More comprehensive range of shops network, Gatwick, Heathrow and Stansted airports, London, accommodation and the property now offers a spacious family are available at Paddock Wood 5.1 miles away, together with main the Channel Tunnel and the Kent coast. There are excellent house with two three bedroom cottages with five star ratings line railway station to London Bridge, London Waterloo East, schools including , Maidstone Grammar for boys, currently run on a holiday let basis. The principal house with a London Charing Cross and London Cannon Street. The county Maidstone Girls Grammar, Invicta, Judd, Tonbridge Girls Grammar, south facing aspect currently has two staircases and could be town of Maidstone is 6.6 miles, with a comprehensive range of of Kent Grammar School and Tonbridge School. divided to create a principal dwelling and a further cottage. shops, schools and recreational facilities. Ground Floor First Floor Lavender Cottage and Rosemary Cottage A front door leads to a spacious entrance hall with tiled floor, stairs The first floor is divided into two areas accessed via two The vendors have converted outbuildings to provide two five to first floor, door to cloakroom, door to the large conservatory/ staircases. The first half accessed via the main entrance hall star rated cottages currently run as holiday lets. The cottages games room and double doors to the spacious drawing room provides three bedroom suites. The second half which is accessed have been created to a very high standard and are immaculately with two large windows and double doors to the garden. The from the staircase via the inner hall leads to master bedroom suite presented. They both offer open plan sitting/dining/kitchens which drawing room leads to the dining room with a large bow window. with bedroom, dressing area and large bathroom with bath and open out to private paved terraces. A door opens to the inner hall with a second staircase to the first separate shower. The guest bedroom suite has double doors The cottages both have three bedroom suites. One of the suites floor, which gives access to the study. There is a comprehensively leading to a spacious balcony. A further bedroom suite completes in each has an en suite bathroom and the other have either wet spacious open plan fitted kitchen/breakfast/family room with four this section of the first floor. rooms or shower rooms. oven Aga, pantry and double doors to the rear terrace. There is also a recently added utility room and a second cloakroom. lavender cottage rosemary cottage Garden Woodlands Store Garage Loggia 17'3'' x 16'6'' (5.27m x 5.04m)

Dining Room Entrance Drawing Room Hall 19'5'' x 16'10'' 32'2'' x 16'3'' (5.92m x 5.14m) (9.82m x 4.97m) Kitchen / Breakfast Room

22'10'' x 21'0'' (6.98m x 6.41m)

Study Utility room Approximate Gross Internal Floor Area Ground Floor Woodlands: 399.7 sq.m (4302 sq.ft.) Rosemary Cottage: 103.1 sq.m (1109 sq.ft.) Lavender Cottage: 102.7 sq.m (1105 sq.ft.) Total: 605.5 sq.m (6516 sq.ft.) Conservatory 18'8'' x 39'6'' This plan is for guidance only and must not be relied upon as a (5.69m x 12.04m) statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars

Bedroom 9'2'' x 8'1'' (2.81m x 2.48m) Restricted Height Rosemary Cottage

Bedroom Sitting Room Bedroom 15'7'' x 13'4'' Bedroom 22'9'' x 9'7'' Bedroom (4.76m x 4.06m) Bedroom Bedroom 16'7'' x 9'6'' (6.95m x 2.93m) 11'7'' x 11'3'' 14'4'' x 12'8'' (5.07m x 2.91m) 11'7'' x 9'6'' 18'6'' x 12'3'' (3.54m x 3.44m) (4.37m x 3.86m) (3.54m x 2.89m) (5.64m x 3.74m) Bedroom Dining Room Bedroom Bedroom Sitting Room / Dining Room / 16'6'' x 13'9'' 16'7'' x 9'6'' 13'4'' x 12'10'' (5.03m x 4.19m) 9'10'' x 9'9'' (4.07m x 3.93m) Kitchen (5.07m x 3.00m) (3.01m x 2.99m) First Floor 41'5'' x 12'9'' (12.64m x 3.89m) Bedroom Balcony 13'4'' x 11'10'' (4.06m x 3.62m)

Kitchen

19'6'' x 8'9'' Bedroom (5.96m x 2.68m) 13'4'' x 13'3'' (4.06m x 4.04m)

Lavender Cottage Externally The property is approached from Lughorse Lane, at two points, both accessed via electrically operated wrought iron gates, leading in turn to block paved parking areas. The principal entrance leads to a wide parking area giving access to all three properties. The second entrance opens to a second parking area in front of a detached garage with up and over door.

To the rear of the property is a substantial paved terrace, providing a perfect seating area overlooking the gardens. Formal lawns bordered by mature, established and wellstocked borders lead down to a hard tennis court, beyond which is a useful garden store. The delightful gardens have areas of formality together with areas divided into paddocks which we consider ideal for ponies. (Please note however there are currently no stables at the property). Local Authority Maidstone Borough Council 01622 602000 Fixtures and Fittings Items known as vendors’ fixtures and fittings, together with fitted carpets, curtains and garden statuary are specifically excluded from the sale but may be available by separate negotiation. The vendors may be prepared to discuss selling all the contents of the holiday lets to someone interested in continuing with the current use. Directions From the M20 (J2) take the A20 south. At the traffic lights at Wrotham Heath bear left, after a short distance turn right into Seven Mile Lane, and continue straight over the first roundabout onto the A228 (Seven Mile Lane). At the second roundabout turn left onto the B2015 (Maidstone Road). Take the next turning on the right (B2162 Hampstead Lane). Follow the road over the railway over the river , and the road bears around to the left turning in to Leeds Road. Upon entering Yalding take the second turning on the left and continue over the bridge into the heart of the village. Proceed up the hill past the Walnut Tree pub, and Lughorse Lane can be found on the right hand side. Turn right into Lughorse Lane where the property can be found after approximately a quarter of a mile on the right hand side.

Services Water 3 Mains (metered) Electricity 3 Mains Drainage 3 Mains Central Heating 3 LPG This Plan is based upon the Ordnance Survey Map with the sanction of the This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454). Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454). This Plan is published for the convenience of Purchasers only. Its accuracy is This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on Energy Efficiency Rating statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to 01732 744477 make any representations about the property, and accordingly any information given is entirely without responsibility 113-117 High Street, , on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Kent. TN13 1UP Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in [email protected] other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Viewing by appointment only. Particulars dated March 2017. KnightFrank.co.uk Photographs dated August 2012 and February 2017. Knight Frank LLP is a limited liability partnership registered in with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.