The Granary Hawkenbury Distinctive country property Country Houses Distinctive country property www.hobbsparker.co.uk

The Granary Boarden Lane Hawkenbury, Staplehurst, TN12 0EB

A beautifully converted period granary barn in a lovely rural location situated at the end of a private drive. Detached studio, cart barn, pretty natural pond and gardens.

In all about 0.8 acre.

Guide price £875,000

Accommodation • Sitting room • Vaulted dining hall • Kitchen • Utility room • Cloakroom & WC • Master bedroom with bath room en suite • Two further bedrooms • Family shower room Outside • Detached studio with small garage • Open cart barn • Gardens • Large terrace • Natural pond • Ample parking space for a number of vehicles • Views overlooking farmland • Three wooden garden stores Communications • Staplehurst mainline station 2.5 miles • 2.5 miles • 8 miles • Junction 8 M20 7 miles Situation Outside The Granary is one of the original farm The Granary is approached via a private drive buildings of Boarden Farm. The Granary is in which passes the beautiful natrual pond to one a fabulous location, situated at the end of a side. There is a large graveled area in front of private drive in a quiet, rural spot. the property providing ample space to park The property is a couple of miles away from a number of vehicles. Directly opposite The the village of Staplehurst which has a very good Granary is an oak framed cart lodge which has range of local amenities including post office, lovely old timbers. In addition there is a part supermarket, primary school and mainline brick, part timber studio providing excellent station providing commuter services to London working from home space with views over the Charing Cross, Waterloo and Cannon Street pond. Below is useful small garage which has (approximately 55 minutes). the potential for conversion to other uses. A wider range of amenities are available in To the immediate rear of the property is a large Maidstone, some 8 miles away. The property is terrace with a pergola providing the perfect handy for access to the M20, with Junction 8 spot for outdoor entertaining. This overlooks being 7 miles distant. the lawn which is edged by a gravel path and has a number of mature trees and shrubs. The The Granary gardens adjoin fields providing an open rural outlook. A well presented sympathetic conversion of a Kentish granary in a wonderful location, Agents note converted approximately 10 years ago. The neighbouring property Boarden Stables has There are original timbers, wooden floors, a right of way over part the drive and there is underfloor heating, latch doors and high a very little used public footpath to the side of vaulted ceilings. The quality of the conversion the property. is very high and the result is a welcoming and characterful country home, with particularly Services spacious downstairs living accommodation. Oil fired central heating, private drainage, mains The kitchen is a lovely space with a mix of electricity. granite and wooden work surfaces over the bespoke wooden units. There are built in Viewing appliances as well as an oil fired range. To one Strictly by appointment only. If you would like side is the useful utility room. to view the The Granary, please telephone our The kitchen flows naturally to the dining room offices. which has a vaulted ceiling and is flooded with light. French doors open onto the rear terrace from here. The sitting room is a delightful room with a wood burning stove set into an exposed brick fireplace providing a fine focal point. Two sets of staircases lead to the bedroom accommodation; the first leads to the master Important Notice We have not tested any services, appliances, All descriptions, dimensions, areas and necessary bedroom which has excellent built in storage equipment or facilities, and nothing in these permissions for use and occupation and other 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 space and a well appointed bathroom en suite. 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 The two further bedrooms are accessed from and must not be relied upon as statements or the property is in good structural condition or further detailed request. the second staircase and these share the family representations of fact. Purchasers must satisfy otherwise. The information in these particulars is given themselves by inspection or otherwise regarding It should not be assumed that any contents/ without responsibility on the part of the agents shower room. the items mentioned below and as to the content furnishings/furniture etc. photographed are or their clients. These particulars do not form 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. The Granary, Hawkenbury Country Houses distinctive country property

Garage Cart Barn 4.50 x 2.66 Studio 8.18 x 3.62 14'9 x 8'9 3.64 x 2.96 26'10 x 11'11 11'11 x 9'9

= Reduced headroom below 1.5m / 5'0

Garage - Studio - Cart Barn - 29.5 sq m / 317 sq ft 11.9 sq m / 128 sq ft 10.8 sq m / 116 sq ft (Not Shown In Actual Location / Orientation) (Not Shown In Actual (Not Shown In Actual Location / Orientation) Location / Orientation)

Bedroom Bedroom 2.78 x 2.26 3.63 x 3.30 9'1 x 7'5 11'11 x 10'10 Dining Room Kitchen / Void Breakfast Room Sitting Room 6.18 x 3.08 7.77 x 3.64 9.51 x 6.81 20'3 x 10'1 Dn 25'6 x 11'11 Dn 31'2 x 22'4 T Bedroom 2.99 x 2.83 9'10 x 9'3

Up Up

IN Utility Room

Ground Floor - 110.1 sq m / 1185 sq ft First Floor - 53.5 sq m / 576 sq ft Approximate Gross Internal Area = 163.6 sq m / 1761 sq ft (Excluding Void) Garage = 11.9 sq m / 128 sq ft Studio = 10.8 sq m / 116 sq ft Cart Barn = 29.5 sq m / 317 sq ft N Total = 215.8 sq m / 2322 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. (ID374088)

Directions Energy Performance Certificate From our offices in , follow the A28 out of town towards Ashford and having left the town , turn left onto the A262 for Maidstone and continue onto the A274 when passing through . Pass through the High Street in Headcorn and turn left onto Moat Road (signposted Staplehurst) which becomes Summerhill Ashford Office Tenterden Office and then Four Oaks Road. Turn left into Hawkenbury Road and then left into Romney House 9 The Fairings Boarden Lane. The lane forks, keep left and the Granary will be found at the end of Orbital Park Oaks Road the drive. Ashford TN24 0HB Tenterden TN30 6QX 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 Tenterden Homes, but the reality is that the majority of us do! The Villages, Country Houses 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 Tenterden 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. Valuing and selling houses in and around the Tenterden area every single day, makes me the best man for the job.

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