The Old Forge PASSFIELD, The Old Forge PASSFIELD, HAMPSHIRE A striking country house, ideal for the commuter

Passfield village shop - 0.5 miles - 2.2 miles (London Waterloo 66 minutes) Haslemere - 6.2 miles A3 - 1.6 miles (Distances and times are approximate)

ACCOMMODATION

Entrance hall Drawing room Dining room Family room Kitchen/breakfast room Utility room Cloakroom Cellar

Master bedroom with en suite shower room leading through to dressing room / bedroom five Three further bedrooms Family bathroom

Double barn-style garage Two garden sheds Children’s play house Tree house

Gardens and grounds in all about 0.399 acres Situation The Old Forge is situated in a country setting, backing onto paddocks in the village of Passfield. Passfield offers a village shop providing most things needed for day-to-day living, whilst more extensive facilities are available in Liphook, which is within about 2 miles, and also benefits from a mainline railway station, with services to London Waterloo taking about 66 minutes. Further comprehensive facilities are available in Haslemere, , Farnham and Guildford. The A3 at Liphook provides access to the national motorway network, Heathrow and Gatwick airports. There are good sporting facilities in the area, including two golf courses at Liphook and one at Blackmoor. Further south there is polo at the famous Cowdray Lawns and sailing on the south coast. The surrounding countryside provides wonderful opportunities for walking and riding, with some of the nearby land being owned by the National Trust. There is an excellent range of schools in the area including St Edmund’s, The Royal School and Amesbury in Hindhead, and Churcher’s Junior School, Brookham and Highfield School in Liphook.

The property The Old Forge is a very striking Grade II listed property which was built in 1602. The house retains much of the character from its former years, with a wonderful inglenook fireplace in the dining room and many exposed beams. The heart of the house is the generous sized kitchen/ breakfast room which has a wood-burning stove and custom fitted units. In addition, on the ground floor there is a sitting room, drawing room and an extremely useful cellar. On the first floor there is an excellent balance of bedrooms and bathrooms, the master bedroom has a newly refurbished en suite bathroom, and a substantial dressing room, which could also be used as a study/bedroom 5. The Old Forge sits in established cottage gardens and has the benefit of a lovely outlook to the rear over the neighbouring paddocks. In all, the property presents to a good standard and offers excellent family accommodation in a country setting, yet within 1.6 miles of the A3 for London.

Outside There is a detached open bay barn garage with space for two cars (light and power connected). There are two garden sheds, a children’s play house and a tree-house and a raised vegetable bed. Reception Approximate Gross Internal Floor Area House: 2776 sq ft / 258 sq mt Bedroom Gardens Cellar: 161 sq ft / 15 sq mt The Old Forge is approached through a wooden 5-bar gate Bathroom Garage: 344 sq ft / 32 sq mt and over a gravel driveway. The driveway is bordered by Kitchen/Utility Total: 3120 sq ft / 290 sq mt a raised stone bed with espalier fruit trees and a lavender Storage border. A manicured hedge leads through to a very pretty cottage garden and large York stone terrace. This rear elevation of the house is heavily clad with wisteria. The These particulars are intended only as a guide and rear boundary of the garden is defi ned by a low stone wall, must not be relied upon as statements of fact. Your giving lovely views over the adjoining countryside. attention is drawn to the Important Notice on the last page of the brochure. Services The property has mains water, electricity and drainage and is served by LPG central heating.

Directions (GU30 7RU) From London, take the A3 southbound to Liphook. From the centre of Liphook at the fi rst roundabout, take the 3rd exit on the right, signposted (B3004 Headley Road). Follow this for 1.9 miles and turn right into Passfi eld Road. Follow this for 0.4 mile and The Old Forge will be First Floor found, signposted, on the left hand side.

Viewings All viewings are strictly by appointment with the agent.

Local Authority District Council – 01730 266551

Fixtures and fi ttings Only those mentioned in these sales particulars are included in the sale. All other items, such as fi tted carpets, curtains, light fi ttings, garden ornaments etc., Ground Floor are specifi cally excluded but may be made available by separate negotiation.

This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan,please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.

Important Notice: Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing 01428 770 560 (“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 make any representations about the property, and 1 West Street, Haslemere accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 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. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary Surrey GU27 2AB planning, building regulations or other consent has been obtained. A buyer or lessee must fi nd out by inspection or in other ways that these matters have been properly dealt with and that all information is [email protected] correct. VAT: The VAT position relating to the property may change without notice. KnightFrank.co.uk Knight Frank LLP is a limited liability partnership registered in with registered number OC305934. Our registered offi ce is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. Photographs: May 2011 Particulars: January 2017. Kingfi sher Print and Design. 01803 867087.