Crossways Abbotswood • • Crossways 45 ABBOTSWOOD GUILDFORD • SURREY • GU1 1UY

A substantial family house, located in this much requested private estate, conveniently situated for a number of good schools and benefitting from a studio above the garage and secluded gardens.

Accommodation Schedule

Reception Hall • Spacious Kitchen/Breakfast Room Drawing Room • Family Room/Dining Area Play Room/Study Utility Room • Cloakroom

1st Floor Reading Area Master Bedroom with En Suite and Fitted Wardrobes Guest Bedroom with En Suite Shower Room Three further Bedrooms • Family Bathroom

Impressive 27’6 x 23’3 Detached Garage Games Room/Annexe over Garage with En Suite Shower Room

Swimming Pool • Stunning Private Grounds Gated Entrance • Ample Driveway Parking In all approx. 0.569 acres

01483 565171 2-3 Eastgate Court, High Street, Guildford, Surrey GU1 3DE [email protected] www.KnightFrank.com

Situation (All distances and times are approximate)

• Guildford : 1.4 miles • Central London : 31.8 miles • Woking : 6.3 miles

• London Road, Guildford (from 47 minutes to London Waterloo) : 1 mile • Guildford Main Line Train Station (from 34 minutes to London Waterloo) : 2 miles

• A3, Burpham (North) : 1.2 miles • A3, Guildford (South) : 1.8 miles • M25 (Junction 10) : 7.4 miles

• Heathrow : 24.3 miles • Gatwick : 34 miles

• School, Guildford • , Guildford • , Guildford • Lanesborough Prep School, Guildford • The Royal Grammar School, Guildford • St. Catherine’s School, Bramley • , Godalming • Priorsfield School, Godalming • Aldro School,

• • Yvonne Arnaud •

• Pit Farm Tennis Club • Surrey Sports Park • Spectrum Leisure Centre THE PROPERTY The Location • Bramley Golf Club, Bramley Crossways is an attractive and spacious family home which enjoys a superb southerly aspect to the Abbotswood is a highly regarded and well established residential area lying about 1.5 miles north- • West Surrey Golf Club, Godalming gardens which are secluded and private. east of Guildford town centre. The area is extremely convenient being within walking distance of • Guildford Golf Club, Merrow • Golf Course, Woking good local shops, including Sainsbury’s superstore, at Burpham. A wide range of sought after schools, The house is situated at the end of a long drive with ample parking and a large garage with a studio • Clandon Regis Golf Club, including George Abbot, Lanesborough, Tormead, Boxgrove Junior School, Burpham Primary, the • Cranleigh Golf and Country Club above, which includes an en suite shower room making it ideal ancillary accommodation. High School and Royal Grammar are all close by. • Sutton Green Golf Club, Sutton Green

The house itself has a fantastic feeling of space with all rooms on the ground floor being of a good Stoke Park with the Spectrum Leisure Centre, also within walking distance offer a range of excellent • Goodwood Racecourse, Chichester • Ascot Racecourse, Ascot size. The sitting room and drawing room enjoy super aspects over the garden and the kitchen leisure activities. For commuters, the main line station provides a fast service to Waterloo in 38 breakfast room is adjacent to a dining / family room providing great space for the family. From the • Cowdray Park Polo Club, Midhurst minutes. By road, there is easy access onto the A3 northbound, at Burpham, connecting with the • Hurtwood Park Polo Club, Ewhurst here doors open onto a terrace and swimming pool. M25 in about one mile. • Chichester Yacht Club, Chichester Please note the photographs were taken prior to the house being tenanted. APPROX. GROSS INTERNAL FLOOR AREA 3204 SQ FT / 298 SQ M (MAIN HOUSE) APPROX. GROSS INTERNAL FLOOR AREA 1118 SQ FT / 104 SQ M (garage and games room/annexe) total 4322 SQ FT / 402 SQ M

PLAYROOM/ TO STUDY EAVES 14'2'' x 11'4'' (4.3m x 3.5m) BEDROOM 4 DINING 14'3'' x 12'1'' AREA (4.3m x 3.7m) 16'6'' x 12'4'' (5.0m x 3.8m) UTILITY BEDROOM 3 FAMILY ROOM 14'8'' x 12'5'' ROOM (4.5m x 3.8m) 19'8'' x 12'6'' (6.0m x 3.8m) BEDROOM 5 KITCHEN/ 9'8'' x 9'1'' BREAKFAST (2.9m x 2.8m) ROOM 27'6'' x 17'1'' (8.4m x 5.2m) RECEPTION BEDROOM 2 HALL BEDROOM 1 16'10'' x 10'3'' DRAWING 16'3'' x 13'3'' (5.1m x 3.1m) ROOM (5.0m x 4.0m) 20'8'' x 15'6'' (6.3m x 4.7m)

FIRST FLOOR GROUND FLOOR

Energy Performance Certificate

45 Abbotswood Dwelling type: Detached house GUILDFORD Date of assessment: 05 November 2008 Surrey Date of certificate: 06 November 2008 TO GU1 1UY Reference number: 0858-7951-6299-5438-9070 Total floor area: 387 m² EAVES This home's performance is rated in terms of the energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO2) emissions. GAMES Energy Efficiency Rating Environmental Impact Rating (CO 2) ROOM/ Current Potential Current PotentialGARAGE ANNEXE Very energy efficient - lower running costs Very environmentally friendly - lower CO 2 emissions 27'6'' x 23'3'' (92 plus) (92 plus) (7.8m x 5.4m) A A (8.4m x 7.1m) (81-91) B (81-91) B (69-80) C (69-80) C 67 (55-68) D (55-68) D 58 (39-54) E 45 (39-54) E TO 38 (21-38) F (21-38) F EAVES (1-20) G (1-20) G

Not energy efficient - higher running costs Not environmentally friendly - higher CO 2 emissions EU Directive EU Directive FIRST FLOOR & Wales 2002/91/EC England & Wales 2002/91/EC

The energy efficiency rating is a measure of the The environmental impact rating is a measure of a overall efficiency of a home. The higher the rating home's impact on the environment in terms of the more energy efficient the home is and the lower carbon dioxide (CO2) emissions. The higherGROUND the FLOOR the fuel bills are likely to be. rating the less impact it has on the environment.

Estimated energy use, carbon dioxide (CO 2) emissions and fuel costs of this home

Current Potential Energy use 295 kWh/m² per year 177 kWh/m² per year Carbon dioxide emissions 22 tonnes per year 13 tonnes per year Lighting £378 per year £194 per year Heating £2236 per year £1352 per year Hot water £190 per year £165 per year Based on standardised assumptions about occupancy, heating patterns and geographical location, the above table provides an indication of how much it will cost to provide lighting, heating and hot water to this home. The fuel costs only take into account the cost of fuel and not any associated service, maintenance or safety inspection. This certificate has been provided for comparative purposes only and enables one home to be compared with another. Always check the date the certificate was issued, because fuel prices can increase over time and energy saving recommendations will evolve.

To see how this home can achieve its potential rating please see the recommended measures.

The address and energy rating of the dwelling in this EPC may be given to EST to provide information on financial help for improving its energy performance. For advice on how to take action and to find out about offers available to help make your home more energy efficient call 0800 512 012 or visit www.energysavingtrust.org.uk/myhome

Page 1 of 6 Services We are advised by our clients that the property has mains water, electricity and drainage with gas fired central heating.

Fixtures and Fittings All items usually known as tenants' fixtures and fittings, whether mentioned or not in these sales particulars are excluded from the sale but may be available by separate negotiation. Such items include all fitted carpets, curtains, light fittings, domestic electrical items, garden equipment and machinery.

Local Authority Guildford Borough Council - 01483 505050.

Tenure Freehold

Council Tax Tax Band H Important notice Viewings 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP Viewings are arranged by prior appointment strictly in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition through Knight Frank LLP. or its value. Neither Knight Frank LLP nor any joint agents has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). Directions (GU1 1UY) From the mini roundabout at the top of Guildford 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, High Street take the London Road and proceed over measurements and distances given are approximate only. the traffic lights and pass Guildford High School and 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, Stoke Park. Take the second exit at the roundabout, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that continuing on the London Road and take the first these matters have been properly dealt with and that all information is correct. turning into Abbotswood. Continue a short distance 4. VAT: The VAT position relating to the property may change without notice. and the driveway to Crossways will be found on your right hand side. Particulars dated: July 2016. Photographs dated: July 2016.

Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.