Watford, Leasam Lane, Playden, Rye, East Sussex TN31 7UE

Guide Price: £750,000 A detached 1950's 3 Reception Room, 3 Bedroom, 3 Bathroom property with detached 1 Bedroom Annexe set within impressive, very generous size mature grounds and gardens enjoying a beautiful rural outlook across the East Sussex landscape, offering an exciting opportunity to update and create a superb family home.

Situated in an enviable location in a sought after, no through road on the fringes of the historic medieval Cinque Port of Rye.

 Superb location with beautiful rural outlook  Very generous, mature grounds & gardens  Exciting potential for updating  3 Reception Rooms  3 Bedrooms

 40' Integral Garage with main house  Detached 1 Bedroom Annexe with Integral Garage / Workshop  Close to Rye town centre

The property is located on the edge of the ancient, picturesque Cinque Port of Rye renowned for its historical associations, medieval architecture and representation in the arts with festivals including the International Jazz Festival, Rye Bay Scallop Week and Arts Festival. The area offers many wonderful leisure and recreational amenities including a wide array of sports (golf, cycling, tennis and watersports together with many lovely coastal walks which include the nearby renowned Camber sand dunes).

For education there is a good choice of state/independent schools and colleges in the area. For transport links Rye station offers rail connections to London via Ashford (with high speed link to St Pancras and the Continent via Eurostar) and also the coast. Ashford also offers access to the motorway network via the M20.

Originally built for the current owner's family, the property offers exciting potential to update/re-model the main dwelling and detached annexe, both of which benefit from separate garages and ample off road parking.

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A brief description of the accommodation with approximate INTEGRAL GARAGE 40' 0" x 10' 4” Accessed via Utility Room. 1ST FLOOR BEDROOM 13' 2 max" x 13' 1 max" Double room dimensions is as follows: MAIN HOUSE A covered entrance leads With up and over door, rear down to garden and windows to with built in storage and views to front. into the HALLWAY with built in storage and exposed timber side/rear. staircase to 1st floor. GARAGE (Unmeasured) With up and over door to front, workshop 1ST FLOOR BEDROOM 24' 8 max" x 12' 9 max" Generous area and separate door to side. SITTING ROOM 17' 11" x 12' 6". Large double aspect room, with double size with built in storage and EN-SUITE BATHROOM fireplace and door to garden. (coloured suite comprising bath with wall mounted shower OUTSIDE The house and annexe sit within very large, mature above, hand basin and W.C.). gardens with sweeping driveway providing ample off road DINING ROOM 14' 10" x 9' 5". Double aspect to front and side, parking, sprawling lawns, pond and an abundance of mature with large open fireplace and inset wood burning stove. BEDROOM 16’ 5" x 13' 0" Double room with built in storage and trees/shrubs, enjoying delightful rural views over adjoining EN-SUITE SHOWER ROOM (shower and W.C.). countryside. In addition there is a further area of garden, partially FAMILY ROOM 13' 4" x 12' 0" Good size, with lovely garden views. separated, set to one side. ANNEXE Built in the same style as the main property, with

KITCHEN 15' 0" x 6' 10" Fitted with range of traditional style accommodation arranged on two floors. base/wall cabinets, integrated eye level double oven and space EPC RATING : F for further appliances. Large pantry off and door to rear hall. ENTRANCE HALL (10'4 x 7'3) leading to SITTING ROOM 15' 7" DIRECTIONS From the end of Tenterden High Street take the x 12' 8" Good size with open fireplace and views to front. B2082 Smallhythe Road towards Rye and when eventually UTILITY ROOM 8' 5" x 5' 6" With space for appliances and reaching the 'T' junction (A268) turn left to Rye. Continue past window to rear. WALK IN LARDER 5' 4" x 3' 8". KITCHEN BREAKFAST ROOM 9' 11" x 7' 4" (3.02m x 2.24m) Fitted with range of base/wall cabinets to include integrated eye Playden Oast Inn and at the brow of the hill turn right into Leasam Lane, where the property is third on the right. BEDROOM 13' 0" x 9' 10" Double room with views to front. level oven, hob and sink, leaving space for appliances.

Viewing by appointment through BATHROOM 7' 9" x 5' 9" Fitted with coloured suite, comprising BATHROOM 9' 2" x 5' 5” With white suite comprising bath, WarnerGray 01580766044 bath with wall mounted shower above, hand basin and W.C. separate shower and hand basin. W.C. 5' 3" x 2' 8"

All measurements are approximate. These particulars are produced in good faith, but are intended to be a general guide only and do not constitute any part of an offer or contract. No person in the employment of WarnerGray, their clients and any joint agents have any authority to make any representation of warranty whatsoever in relation to the property. Photographs are reproduced f or general information only and do not imply that any item is included for sale with the property. WarnerGray advises purchasers to satisfy themselves by inspection of the property. It should not be assumed that the property has all the necessary planning, building regulations or other consents regarding alterations.