Vistas One Tree Hill Road Vistas ONE TREE HILL ROAD • • GU4 8PJ

Best of both worlds – stunning country home yet only 1.1 miles to Guildford’s Upper High Street. Vistas lies on the door step of superb Surrey countryside including the Merrow Downs, St Martha’s Hill, and the Chantries Woods.

Accommodation Schedule

Reception Hall Striking Vaulted Orangery/Garden Room Four further Spacious Reception Rooms Kitchen/Breakfast Room Cloakroom • Utility Room

Master Bedroom Suite with Dressing Area and En Suite Shower Room Five further Double Bedrooms • One En Suite Impressive Family Bathroom

Stunning South West Facing Rear Gardens and views over the Surrey Hills Area of Outstanding Natural Beauty Driveway Parking for Several Cars Attached Garage In all approximately 0.324 acres

Guildford 2-3 Eastgate Court, High Street, Guildford, Surrey GU1 3DE Tel: +44 1483 565171 [email protected] KnightFrank.co.uk [email protected]

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 brochure. SITUATION (All distances and times are approximate)

• Guildford’s Upper High Street: 1.0 miles • Yvonne Arnaud • Central London: 31.5 miles • • • Guildford Mainline Station: 1.8 miles (from 34 minutes to London Waterloo) • Guildford Rowing Club • Guildford, London Road: 1.1 miles • Surrey Sports Park (from 47 minutes to London Waterloo) • Spectrum Leisure Centre • Pit Farm Tennis Club • A3 at Guildford: 2.0 miles • Charlotteville Cycling Club • M25: 8.9 miles • Guildford Golf Club, Merrow • Heathrow: 22.1 miles • Bramley Golf Club, Bramley • Gatwick: 24.8 miles • West Surrey Golf Club, • Golf Course, • The Royal Grammar School, Guildford • Clandon Regis Golf Club, • Lanesborough Prep School, Guildford • Golf and Country Club • , Guildford • Sutton Green Golf Club, Sutton Green • , Guildford • St Catherine’s School, Bramley • Goodwood Racecourse, Chichester • Priorsfi eld School, Godalming • Ascot Racecourse, Ascot • Cranmore Prep School, • , Godalming • Cowdray Park Polo Club, Midhurst • , Cranleigh • Hurtwood Park Polo Club, Ewhurst • School, Guildford • County School, Guildford • Chichester Yacht Club, Chichester • Godalming Sixth Form College, Godalming • Hamble Marinas, Hamble • Papercourt Sailing Club, Send The Property Boasting a wealth of fl exible living accommodation, with a well-designed layout that fl ows through the ground fl oor, Vistas is an ideal home for family living. There are four generous reception rooms, plus a delightfully light and airy orangery/garden room that provides beautiful views over the rear gardens. The spacious kitchen/breakfast room is well equipped, and enjoys a sunny aspect opening onto the splendid gardens via French doors. First fl oor accommodation comprises six well-proportioned bedrooms, family bathroom and guest en suite. The master suite has its own dressing room and shower room. All of the bedrooms face south with gorgeous sunny views over the garden and beyond.

Gardens and Grounds Vistas is set back from the road behind a high hedge and approached via a spacious brick-edged tarmacadam driveway. The rear gardens are a particularly fi ne feature where there is a paved terrace accessed from four sets of French doors along multiple rooms in the house. There is a sizeable area of level lawn extending to approximately a third of an acre. The gardens are screened by many mature trees, hedging and bordered by a plethora of specimen shrubs and plants. There is a large attached garage to the front of the house. Location Vistas is located on one of the most sought-after roads in Guildford, with the Upper High Street just over one mile away. With the best surrounding countrywide literally on your door step; the Merrow Downs has views all the way to London and is just over the road and less than 100 yards away, Guildford/Merrow Golf Club is a short walk further down the common. In the other direction is a path across fi elds to Pewley Down. Also just a short walk, St Martha’s Hill, Newlands Corner and The Chantries Woods provide miles of walking and cycling in some of Surrey’s most beautiful scenery. Guildford offers extensive shopping and leisure facilities, together with a good number of excellent restaurants and cafés. Guildford mainline station is two miles away, with services into London Waterloo taking approximately 34 minutes while nearby Guildford London Road station (one mile away) offers services into London Waterloo, taking approximately 47 minutes. The A3 at Guildford provides access to the M25 and national motorway networks, as well as Heathrow and Gatwick airports. There is an excellent choice of schools in Guildford itself, including The Royal Grammar School, Guildford High School, Lanesborough and Tormead, with other schools slightly further afi eld, including St Catherine’s at Bramley, Cranmore at West Horsley and St. Teresa’s in Effi ngham.

Approx. gross internal fl oor area 3755 SQ FT / 349 SQ M (MAIN HOUSE)

Services Approx. gross internal fl oor area 216 SQ FT / 20 SQ M (GARAGE) We are advised by our clients that the property has Approx. gross internal fl oor area 3971 SQ FT / 369 SQ M (TOTAL) mains water, electricity and drainage. Gas fi red central heating.

Fixtures and Fittings TO TO A list of the fi tted carpets, curtains, light fi ttings and EAVES EAVES other items fi xed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors. TO BEDROOM 6 BEDROOM 5 EAVES 21'4'' x 11'6'' 27'3'' x 22'6'' local authority (6.5 x 3.5m) (8.3 x 6.9m) Guildford Borough Council - 01483 505050

Council Tax EAVES Band G

TENURE

For Sale Freehold, Chain Free GARDEN ROOM Viewings 24'6'' x 12'5'' (7.5 x 3.8m) Viewing is strictly by prior appointment through SECOND FLOOR Knight Frank, the sole selling agent.

SITTING Directions (GU4 8pj) UTILITY MASTER ROOM BEDROOM 4 14' x 11'9'' BEDROOM 3 BEDROOM From Guildford’s Upper High Street, follow the A246, DRAWING DINING 12'11'' x 11'6'' GARAGE (4.3 x 3.6m) 13'9'' x 12'1'' 17'1'' x 12'8'' Road, through the traffi c lights towards ROOM ROOM (3.9 x 3.5m) 18'8'' x 11'6'' (4.2 x 3.7m) (5.2 x 3.9m) Merrow. After three quarters of a mile, turn right into 17'11'' x 11'5'' 17'7'' x 12'10'' BEDROOM 2 (5.7 x 3.5m) Tangier Road and, at the end, turn left into Warren (5.5 x 3.5m) (5.4 x 3.9m) 19'8'' x 12' KITCHEN/ Road. Follow this road to the right, as it becomes (6.0 x 3.7m) BREAKFAST One Tree Hill Road, and Vistas will be found almost ROOM DRESSING immediately on your right hand side. 26'11'' x 17' ROOM RECEPTION (8.2 x 5.2m) HW HALL 27'4'' x 18'3'' (8.3 x 5.6m) Important Notice

1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing STUDY (“information”) as being factually accurate about the property, its condition or its value. Knight Frank LLP has no authority to make any representations about the property, and accordingly 9'6'' x 6'4'' (2.9 x 1.9m) any information given is entirely without responsibility 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 FIRSTfi FLOORrst fl oor 3. 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 fi nd out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. groundGROUND FLOOR fl oor 4. VAT: The VAT position relating to the property may change without notice

Particulars dated: MaY 2019. Photographs dated: March/MAY 2019. Knight Frank LLP is a limited liability partnership registered in with registered number OC305934. Our registered offi ce is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names