POINT LODGE POINT HILL RYE EAST TN31 7NP Price Guide: £975,000 Freehold

A WELL PROPORTIONED, DETACHED GRADE II LISTED HOUSE OF CLASSICAL APPEARANCE LOCATED IN A PRIVATE ROAD ON THE EDGE OF THE ANCIENT TOWN AND FORMING ONE OF A SMALL SELECT ESTATE OF SIGNIFICANT PROPERTIES DESIGNED BY THE EMINENT ARCHITECT SIR REGINALD BLOMFIELD.

Entrance Vestibule | Reception Hall | Living Room | Dining Room | Garden Room | Study | Kitchen/Breakfast Room | Rear Lobby/Utility Area | Integral Workshop/Store | Wine Cellar | Galleried Landing | Four Double Bedroom | Two Bathrooms (One En-Suite) | Cloakroom | Gas Central Heating | Detached Coach House Providing Garaging & First Floor Storage | Large, Mature Landscaped Garden | Summerhouse | Gardener’s WC | Car Port Point Lodge is located in a select, small estate forming the favoured private road location of Point Hill, immediately to the north of the town, designed by Sir Reginald Blomfield, one of the most prolific and distinguished British architects and garden designers of the Edwardian period. In all, 9 houses were originally built, between 1895-1910, and together they form a significant group of buildings where the relationship with their setting and each other was carefully considered by Blomfield, whose other works include the Menin Gate memorial and The Quadrant in Regent’s Street. Some of the other properties at Point Hill have subsequently been sub divided and newer properties have been built during the intervening years. The Ancient Town and Cinque Port of Rye is renowned for its historical associations, medieval fortifications and fine period architecture with half timbered houses clustered around the Parish Church of St Mary the Virgin with its ornate gilded Quarter Boys clock. As well as its charm and history, the town has a comprehensive range of shopping facilities and an active local community, with the arts being strongly represented. Rye Festival is held annually. From the town there are local train services to and to Ashford with high speed connections to St. Pancras (37 minutes) and to Paris/Lille/Brussels via the Channel Tunnel. Sporting facilities in the area include golf at Rye, Cooden and , sailing on the south coast and many fine countryside and coastal walks. For further images and details visit www.pointlodgerye.co.uk

Point Lodge is a Grade II listed property that exhibits a blend of classical elements with the vernacular style of The property is approached via a projecting wooden From the hall, double doors lead into the well the time and was designed so that the individual and glazed pedimented porch with an inner front door proportioned sitting room, which has cornicing to the elevations express different stylistic themes. The opening into a reception hall with a large built-in cloaks ceiling, a square bay window to one elevation, two tall symmetrical garden elevation has red brick with stone cupboard and an old pine staircase with a column newel windows overlooking the garden and a glazed door end quoins, tall sash windows and a central door with and ball finial to the gallery above. To one side is a study opening onto the terrace, together with an Adam style pediment. The accommodation is arranged over two with attractive glass fronted fitted bookcases to either open fireplace. floors, as shown on the floor plan, and is generally light side of the chimney. and well proportioned. Adjoining is a dining room which has two tall sash Adjacent to the kitchen is a rear lobby/utility area with There are three further double bedrooms of good windows overlooking the garden, cornicing and glazed fitted shelving and plumbing for a washing machine. A proportion together with a cloakroom and a family double doors opening into a garden room with a tiled door leads through to an integral double garage now bathroom with white fittings comprising a panelled bath floor, natural brickwork to the walls and three pairs of used as a workroom and further utility area. with a shower attachment, bidet, close coupled WC and glazed doors leading to the terrace and garden. wash basin set into vanity unit. On the first floor, there is a galleried landing with hatch The kitchen/breakfast room overlooks the front and has and retractable ladder to a large roof space. The master Outside: The property is approached over a long a fitted peninsula with a work surface and breakfast bar bedroom has two tall windows overlooking the garden gravelled driveway providing ample parking for several with storage cupboards beneath, an inset 5 burner gas and a range of fitted wardrobe cupboards. The en-suite vehicles and giving access to a detached former coach hob and extractor unit above, together with a built in bathroom has a dressing area and coloured fitments house building of brick elevations beneath a pitched tiled oven and stainless steel double bowl, single drainer sink comprising a sunken bath, bidet, close coupled WC and roof with sliding timber double doors. Internally, there is unit. A door and stairs lead down to a useful cellar. wash basin set into a vanity unit. stable block flooring in part and an old pine screen wall and the space is arranged to provide garaging, two storage rooms and a basement store. An open tread ladder staircase leads to a first floor storage area and projecting garden room on wooden piers. To the rear is a car port.

The mature, landscaped garden is very much a particular feature of this property being set down to lawn with serpentine flower beds, shrub borders, a wide stone terrace, summerhouse with a wisteria clad pergola, yew hedging, established specimen trees and a productive kitchen garden with a large greenhouse. Immediately beyond the rear boundary is the residential development of Mill Road.

Directions: Approaching Rye, from the north on the A268, proceed down the hill from Playden. Having passed 'The Top of the Hill' public house, take the next turning on the left into Point Hill. Bear around to the left and the entrance to the property will then be found on the left hand side after about 200 yards. Store 10'1 (3.07) x 5'7 (1.70) Bedroom 1 Bedroom 3 Bedroom 2 15'4 (4.67) max 14'3 (4.34) 15'3 (4.65) max x 14'6 (4.42) max x 10'8 (3.25) x 14'1 (4.29) max Store 12'1 (3.68) x 8'6 (2.59) Store 15'4 (4.67) x 7'11 (2.41) Up

Cellar Store 14' (4.27) x Bedroom 4 30'6 (9.30) max 12'5 (3.78) min 11'9 (3.58) max x 14'5 (4.39) max Down x 11'5 (3.48) max

Down Garage Area LOWER GROUND FLOOR FIRST FLOOR 21'6 (6.55) max x 14'10 (4.52) max

Down Up

Sun Room / Dining Room Sitting Room OUTBUILDING OUTBUILDING GROUND FLOOR Garden Room 16'4 (4.98) 25'6 (7.77) to bay FIRST FLOOR 16' (4.88) x 14' (4.27) x 14'1 (4.29) max x 8'10 (2.69)

Denotes restricted Up head height Carport Garage Kitchen / Entrance Study 13'11 (4.24) 18' (5.49) Breakfast Room Hall 11'5 (3.48) max x 10'2 (3.10) x 16'8 (5.08) 15'8 (4.78) max x 10'11 (3.33) max x 12'11 (3.94) max Boiler Room

Down

GROUND FLOOR

APPROX. GROSS INTERNAL FLOOR AREA 3156 SQ FT 293.1 SQ METRES (EXCLUDES RESTRICTED HEAD HEIGHT & OUTBUILDING) Whilst every attempt has been made to ensure the accuracy of the floor plans contained here, measurements of doors, windows and rooms are approximate and no responsibility is taken for any error, omission or mis-statement. These plans are for representation purposes only as defined by RICS Code of Measuring Practice and should be used as such by any prospective purchaser. The services, systems and appliances listed in this specification have not been tested by Phillips & Stubbs and no guarantee as to their operating ability or their efficiency can be given. Copyright nichecom.co.uk 2011 Produced for Phillips & Stubbs REF : 188736 Important notice 1. These particulars have been provided in good faith and, whilst we endeavour to make them accurate and reliable, if there are any points of particular importance to you please contact our office and we will make further enquiries on your behalf. Descriptions of the 47/49 Cinque Ports Street, Rye, , TN31 7AN property are subjective and are used as an opinion not a statement of fact. These particulars do not form part of any offer or contract. 2. Any areas, measurements or distances are approximate 3. The text, photographs and plans are for guidance only and are not necessarily 01797 227338 comprehensive. 4. It should not be assumed that the property has all necessary planning, building regulation or other consents regarding alterations. 5. Phillips and Stubbs have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or [email protected] otherwise. 6. All contents, fixtures, fittings and electrical appliances are expressly excluded from the sale unless specifically mentioned in the text of the sales particulars. 7. A wide angle lens has been used in the photography.

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