Valley Rood Pilgrims Way Distinctive country property Country Houses Distinctive country property www.hobbsparker.co.uk

Valley Rood Pilgrims Way Boughton Lees, Ashford, TN25 4JD

A stylishly refurbished and extended family house commanding lovely views over countryside towards the North Downs yet within a short walk of the village cricket green and the Flying Horse inn with its distinctive “Dering” arched windows. Ashford International Station – 4 miles Guide Price: £750,000

Accommodation • Oak Porch • Reception Hall/Study (oak and glass staircase) • TV Room (oak flooring) • Family Room (brick fireplace) • Dining Area (oak flooring) • Kitchen/Breakfast Room (integral appliances and bi-folding doors) • Utility Room • Cloakroom • Landing (oak and glass staircase) • Master Bedroom En-Suite (Balcony with views) • 4 Further Bedrooms (1 en-suite) • Family Bathroom • Oil Fired Central Heating (grey coated radiators) • uPVC Double Glazed windows (grey) • Oak Interior Doors Gardens • Resin bonded driveway and parking • Related landscaping • Good sized rear garden with porcelain patio (lighting) Communications • International Station (HS1) – 4 miles • M20 Motorway (Jct 9) – 2 miles • Canterbury – 12 miles • – 8 miles Situation Gardens Valley Rood is situated in a fabulous location on The property is approached from the lane a country lane known as Pilgrims Way leading via a resin bonded driveway and parking area away from the village centre. The pretty village with surrounding landscape including flower of is known for its pretty and shrub borders. A good sized rear garden village cricket green and the Flying Horse pub includes a sun patio with a continuous grey which has distinctive “Dering” arched windows porcelain surface extending from the kitchen and a beer garden overlooking The Green. and having recessed and courtesy lighting. Nearby is the Eastwell Manor Estate comprising Lawns extend away from this area with flower of a Champneys hotel and spa with golf course and shrub borders, clipped hedges, pond and a and membership facilities. The village has garden shed. a strong community as well as being easily accessible to both the thriving market town of Services Ashford and the popular nearby village of Wye. Mains water, electricity and drainage, oil fired Ashford provides a variety of modern retain central heating. outlets and leisure amenities along with excellent communication links such as the M20 Directions motorway and International Station (London From the M20 motorway: Leave at Junction St. Pancras – 37 minutes). The area is well 9 and follow signs towards Faversham. Proceed served by an excellent choice of schools both up through Eureka Park through the traffic in the state and independent sectors including lights and over the roundabout. At the traffic grammar schools and a number of well light junction with the A251 turn left in the regarded primary schools nearby. direction of Faversham and proceed for about half a mile to Boughton Aluph. Bear right along Valley Rood the back of the Village Green and turn right into A beautifully refurbished and extended Wye Road before turning almost immediately detached family house with contemporary left into Pilgrims Way. The property will be design details such as cedar cladding, grey found after a short distance on the left hand double glazed windows and a stunning open side. Alternatively, the property can be reached plan kitchen/breakfast room with bi-folding from the A28 turning at the Wye Crossroads doors and porcelain flooring extending out to into Wye Road in the direction of Boughton the patio. The kitchen includes a high ceiling Aluph. with oak detailing and a large granite island. The fitted units include integral appliances such Viewing as a wine fridge, induction hob, extractor hood, Strictly by appointment only. If you would like triple ovens, warming drawer, fridge/freezer, to view this property please telephone our dishwasher and both plinth and mood lighting. offices (C1338) Throughout the accommodation there are powder coated grey contemporary style radiators, oak floors and interior doors whilst the oil fired central heating benefits from a new Energy Performance Certificate “Grant” externally sited boiler. Important Notice We have not tested any services, appliances, All descriptions, dimensions, areas and necessary There are 5 bedrooms (2 en-suite) including equipment or facilities, and nothing in these permissions for use and occupation and other a master bedroom with his and hers walk-in These particulars have been prepared in all good particulars should be deemed to be a statement details are given in good faith but any intending faith to give a fair overall view of the property that they are in good working order or that purchaser must satisfy themselves by inspection or wardrobes, a high ceiling and a central balcony and must not be relied upon as statements or the property is in good structural condition or further detailed request. commanding stunning rural views along with representations of fact. Purchasers must satisfy otherwise. The information in these particulars is given a spiral staircase connecting with the en-suite themselves by inspection or otherwise regarding It should not be assumed that any contents/ without responsibility on the part of the agents the items mentioned below and as to the content furnishings/furniture etc. photographed are or their clients. These particulars do not form shower room. of these particulars. included in the sale, nor that the property remains any part of an offer or a contract and neither the If any points are particularly relevant to your as displayed in the photograph(s). No assumption agents nor their employees have any authority to interest in the property please ask for further should be made with regards to parts of the make or give any representations or warranties information. property that have not been photographed. whatsoever in relation to this property. Valley Rood, Pilgrims Way, Boughton Lees Country Houses distinctive country property

Dining Area Bedroom Utility Kitchen / Breakfast Room 3.71 x 2.73 2.74 x 2.72 Room 5.00 x 4.43 12'2 x 8'11 9'0 x 8'11 16'5 x 14'6

Dn Family Room Bedroom Up Bedroom En-Suite 4.89 x 3.32 3.35 x 3.06 3.35 x 3.10 Bedroom 16'1 x 10'11 11'0 x 10'0 11'0 x 10'2 Oven Oven 4.86 x 4.35 15'11 x 14'3

Garage Television Room 3.74 x 2.98 4.13 x 3.12 Bedroom 12'3 x 9'9 13'7 x 10'3 Up Hall / Study 2.53 x 2.42 8'4 x 7'11 Balcony Dn

IN

Ground Floor - 96.8 sq m / 1042 sq ft First Floor - 82.3 sq m / 886 sq ft (Excluding Garage)

Approximate Gross Internal Area = 179.1 sq m / 1928 sq ft N Garage = 10.5 sq m / 113 sq ft Total = 189.6 sq m / 2041 sq ft

This plan is for layout guidance only. Not drawn to scale unless stated. Windows and door openings are approximate. Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes and compass bearings before making any decisions reliant upon them. (ID360530)

Ashford Office Office Romney House 9 The Fairings Orbital Park Oaks Road Ashford TN24 0HB Tenterden TN30 9QX hobbsparker.co.uk 01233 506260 01580 766766 Country Houses Distinctive country property www.hobbsparker.co.uk Are you planning to sell your house?

Not everyone needs to sell their house in order to buy, At Hobbs Parker, we have specialist agents within Country Houses, but the reality is that the majority of us do! Ashford Homes, The Villages, Tenterden Homes and Equestrian Properties with dedicated valuers specialising in these properties. Maybe you are in the early stages of looking for suitable properties, and need an accurate valuation of your home, and maybe some advice to With over 160 years of experience in Ashford and its surrounding help you with your plans – I would be pleased to help. Perhaps your villages, Hobbs Parker offers you all of this expertise and experience house is already on the market, and you’d like a second opinion, I can under one roof. help with that too. Whatever stage you are at, feel free to give me a call. To successfully sell your house at the right price and buy the next one, it I would be happy to help. is essential to have an Agent with proven local knowledge and valuation experience. I have 25 years of experience – the majority of which have been spent working specifically within the Country Houses market.

The first few weeks of marketing your house are vitally important. Having an Agent that can put your house in front of the right buyers from the outset makes all the difference.

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