Tudor Cottage school hill, merstham rh1 3eg A TRULY CHARMING GRADE II LISTED COTTAGE CLOSE TO MERSTHAM STATION. tudor cottage, school hill, merstham rh1 3eg Circa 1450 w Lovely period features and exposed beams Inglenook fireplace w Attractive cottage gardens w Off street parking w Well located for the commute and schools

Location The village offers a range of small shops and The Feathers public house and restaurant. Merstham is also positioned on the A23 providing direct road links to south London and is just two miles from a link onto the .

For a more comprehensive range of shopping facilities the town centres of Redhill and are only 1.6 and 2.8 miles away respectively. Reigate’s picturesque and bustling high street provides a wide selection of local shops and boutiques including Jack Wills, M&S Simply Food and a good number of restaurants/eateries including Pizza Express, Cote, Cafe Rouge, Bills and Wagamama.

The property is ideally placed for commuters to London via the accessible road network with Junction 8 of the M25 being just under 3 miles away and Merstham mainline station into London Victoria and being only 0.2 miles walk. For the international traveller Gatwick airport lies just over 8 miles to the south.

The surrounding area also boasts a number of schools, state and independent, for all ages including Dunottar, Reigate Grammar, Girls and School to name but a few. The Hawthorns Prep school for ages 2 to 13 is located just over 2 miles away in the village of .

Sporting activities in the area include racing at Lingfield and Epsom. Golf at Reigate Heath, Bletchingley, Copthorne and Chartham Park. Cricket at Merstham Cricket Club and tennis at Redhill Tennis Club. The local area is renowned for its pretty countryside and offers extensive riding, walking and cycling facilities. Description A charming Grade II listed cottage believed to date back to circa 1450, offering a wealth of charm and character with many original features, including exposed beams throughout. Located in a convenient position close to Merstham high street and train station the property sits in a pretty cottage garden.

The accommodation consists of a double aspect dining room that gives access to the first floor accommodation and the sitting room that offers a cosy and welcoming feel with an enchanting inglenook fireplace, leaded windows and solid oak floorboards. There is a modern kitchen/breakfast room with a good selection of shaker style wall and base units, granite work tops and a range of integrated appliances which include, a gas hob with extractor hood, oven, microwave, fridge/ freezer, additional freezer and a dishwasher. It also enjoys underfloor heating and a view over the rear garden. A useful utility room and cloakroom complete the ground floor accommodation.

On the first floor are three double bedrooms, the master has built in wardrobes and the second bedroom has a feature vaulted ceiling, there is also a family bathroom with separate shower and his & her sinks.

The property is approached over a brick pathway that is flagged by mature evergreen shrubs, and there is a wrought iron gate which gives access to the rear.

To the rear there is a block paved patio that spans the width of the property making it an ideal place to enjoy alfresco dining or a place to park a car. Double gates give access over a right of way on to the School Hill. The garden is mainly laid to lawn with fencing to three sides and there is a selection of mature shrubs and trees including apple, plum and willow.

The property benefits from having a summer house with power/light and internet access. In addition there are two sheds and a vegetable plot.

Energy Performance A copy of the full Energy Performance Certificate is available upon request.

Viewing Strictly by appointment with Savills. Approximate Floor Area = 131.1 sq m / 1411 sq ft Limited Use Area = 1 sq m / 10 sq ft N = Reduced head height below 1.5m Total = 132.1 sq m / 1421 sq ft

Kitchen / Breakfast Bedroom 3 Room 3.31 x 3.14 5.80 x 3.94 10'10 x 10'4 19'0 x 12'11 Utility Room Dn

Dn Up

Dining Hall Sitting Room Bedroom 1 Bedroom 2 5.28 x 3.04 5.28 x 4.43 5.49 x 4.96 5.48 x 3.05 17'4 x 10'0 17'4 x 14'6 18'0 x 16'3 18'0 x 10'0

IN Ground Floor First Floor

Savills Reigate Hartland House, 45 Church Street, Reigate, RH2 0AD [email protected] 01737 230 200 Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, images and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested savills.co.uk any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.190225DR Brochure by floorplanz.co.uk