Poppy View YELSTED • KENT

A superb country house built by the current vendors in an outstanding setting

Reception hall • Drawing room • Dining room • Study • Kitchen Breakfast room • Utility room • Cloakroom

Master bedroom with en-suite bathroom and dressing room/bedroom 6 4 further bedrooms • Family bathroom

Lower ground floor Swimming pool • Sauna • W.C. • Shower

Detached triple garage with self-contained one bedroom flat above • Barn • Stables and workshop

Driveway providing parking for several cars

Outstanding gardens and grounds

In all about 5.12 acres

Junction 5 M2 2.6 miles • Rainham Station 3.9 miles • Junction 7 M20 4.6 miles Sittingbourne 6 miles • Sittingbourne Station 6.1 miles • Maidstone 6.8 miles (All distances are approximate)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text. Situation The property is located in the hamlet of Yelsted in a delightful rural Invicta Grammar School for girls and Maidstone Grammar for boys over its own grounds. Given the contours of the plot the vendors position surrounded by fields. However, it is very well-placed for is 6.9 miles. designed the house over three floors to incorporate an indoor communication links being 2.6 miles from Junction 5 of the M2 swimming pool on the lower ground floor with doors opening Poppy View and 4.6 miles from Junction 7 of the M20. Rainham station with to the garden. The house offers excellent entertaining space. high speed links to St. Pancras is 3.9 miles. Sittingbourne with its The property was built by the current vendors in 1990 and The drawing room is in two halves, divided by feature double comprehensive range of shops and mainline station to London is 6 subsequently extended. It was constructed in a farmhouse style sided fireplace. The dining room opens to the kitchen which is miles. In addition the County Town of Maidstone with two mainline with part brick and tile-hung and rendered elevations. The vendors comprehensively fitted in an attractive range of solid oak wall and stations, extensive range of shops, Maidstone Girls Grammar, positioned the house to capitalise on the commanding views base units with granite worksurfaces and an Aga. Externally Grounds There is a large utility room with pantry. Also on the ground floor is The house is approached via electric gates leading to a gravel The established gardens are a delightful feature of the property a study and a recently upgraded cloakroom. The master bedroom driveway providing parking for several cars. There is a superb and form a superb backdrop for the house. To the side and rear of has an en-suite bathroom and a dressing room/bedroom 6. There detached triple garage with self-contained one bedroom flat the house is a substantial terrace interspersed with attractive box are 4 further bedrooms and a family bathroom. All bedrooms above. hedging and established roses. benefit from superb views over the grounds. The vendors have There is a stable block with three loose boxes and an attached Steps lead down to a further terrace and pond. The gardens are obtained planning permission to convert the loft to provide an workshop. The vendors currently utilise it for storage. There is an superbly maintained and form a valley. It is considered they could en-suite bathroom and dressing room to the end bedroom access attractive period single storey barn near the entrance providing be divided into paddocks easily for those with horses and there is via a staircase in the bedroom. additional storage. independent road access. Services Fixtures and Fittings All items known as vendors’ fixtures and fittings are specifically excluded Electricity 3 Mains from the sale however, certain items may be available by separate Central Heating 3 Oil Fired negotiation. Calor Gas 3 Fires and Swimming Pool Local Authority / Postcode Drainage 3 Private Maidstone Borough Council / ME9 7UT Water 3 Mains Viewings Strictly by prior appointment with the vendors’ sole selling agents Agent’s Note Knight Frank 01732 744477 The vendors have obtained planning permission for a single storey extension to the kitchen onto the side terrace, further information can be Directions provided upon request. Leave the M20 at Junction 7 heading north on the A249 towards Detling. Continue past the service and take the next left. The road continues round and re-joins the A249. Before this, turn left towards Yelsted. Continue for 1.7 miles and the entrance will be found on the right opposite the turning to Yelsted Lane. Approximate Gross Internal Floor Area House: 371.1 sq.m (3994 sq.ft.) Garage/ Flat: 87.5 sq.m (941 sq.ft.) Barn: 32.7 sq.m (351 sq.ft.) Workshop/ Stables: 65.3 sq.m (702 sq.ft.)

This plan is for guidance only and must not be relied upon as a Bedroom Dressing Master Bedroom statement of fact. Attention is drawn to the Important Notice on Room / 12'6'' x 10'10'' Bedroom Bedroom 6 20'2'' x 16'3'' the last page of the text of the Particulars Bedroom (3.83m x 3.30m) (6.16m x 4.96m) 12'8'' x 8'9'' 12'5'' x 8'3'' 16'0'' x 11'5'' (3.88m x 2.67m) (3.80m x 2.53m) (4.89m x 3.50m)

First Floor

Bedroom Swimming Pool 12'11'' x 8'8'' (3.94m x 2.66m) Kitchen Dining Room 16'2'' x 10'4'' 32'7'' x 29'9'' (4.95m x 3.16m) Drawing Room Drawing Room 12'9'' x 10'7'' (9.94m x 9.06m) (3.89m x 3.24m) 20'4'' x 16'1' 19'0'' x 16'1'' 6.21m x 4.92m) (5.81m x 4.92m)

Ground Floor

Utlity Room Barn 27'5'' x 13'1'' Lower Ground Floor (8.36m x 3.99m)

Study 10'9'' x 7'4'' (3.29m x 2.25m)

Garage 29'1'' x 18'4'' Bedroom Kitchen / (8.86m x 5.60m) Living Room 14'1'' x 10'8'' Workshop Stables Stables Stables (4.31m x 3.27m) 17'10'' x 14'1'' (5.45m x 4.30m) 23'11'' x 11'9'' 11'9'' x 11'9'' 11'9'' x 11'9'' 11'9'' x 10'9'' (7.30m x 3.60m) (3.60m x 3.60m) (3.60m x 3.60m) (3.60m x 3.30m)

Ground Floor Flat – First Floor

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on Energy Efficiency Rating statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to 01732 744477 make any representations about the property, and accordingly any information given is entirely without responsibility 113-117 High Street, Sevenoaks, on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Kent. TN13 1UP Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in [email protected] other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Viewing by appointment only. Particulars dated October 2017. KnightFrank.co.uk Photographs dated October 2017. 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.