A SUBSTANTIAL AND BEAUTIFULLY PRESENTED BARN CONVERSION IN AN IDYLLIC LOCATION east barn, sawtrees farm, cold christmas lane, ware, hertfordshire, sg12 7sl A SUBSTANTIAL AND BEAUTIFULLY PRESENTED BARN CONVERSION IN AN IDYLLIC LOCATION east barn, sawtrees farm, cold christmas lane , ware hertfordshir, sg12 7sl 3 bedrooms w 3 bathrooms w vaulted principle reception space w orangery/dining room w kitchen/breakfast room w utility/boot room w cork screw wine cellars w double garage w various out buildings w set in grounds of around 1 acre w heated outdoor swimming pool w landscaped gardens with irrigation system Originally converted in the 1980’s this lovely barn conversion offers excellent entertainment space and sumptuous bedrooms suites with excellent outdoor space including a heated swimming pool. It is set in an idyllic location within a few minutes of local facilities and enjoys views over surrounding countryside. Description East Barn at Cold Christmas is set behind a gravelled driveway that gives access to a double garage with parking for several vehicles on a gravelled drive. This grade II listed conversion is finished to a high standard throughout and features lots of solid oak beams, wooden floors, vaulted ceilings and mezzanine areas which all add to the charm and uniqueness of it’s appeal. A substantial open plan principle reception area comprises of vaulted lounge and additional living space with a double sided open fire with inset wood burning stove providing the central focus. From here you can access the master bedroom suite and third bedroom with a mezzanine study area overlooking the reception. A custom built kitchen with granite top work surfaces and island unit opens through to an orangery/dining room with a wonderful aspect over the garden to the rear. It is here you can access the corkscrew style wine cellar and the substantial guest bedroom suite. Also on this floor there is a guest cloakroom/ WC and a large walk in utility/ boot/dog room which houses another cellar and features a high pitched ceiling with in built library storage. The bedrooms are approached by two different staircases with a master bedroom featuring an expansive first floor dressing room and en suite shower room. A third double bedroom has sole use for the family bathroom which is also on this level. A guest bedroom suite is accessed by the orangery and provides a variety of uses including the perfect teenager suite with it’s vaulted ceiling and part gallery/sitting area and a private bathroom. Location Cold Christmas is an idyllic hamlet, situated 3 miles from the attractive market town of Ware (London Liverpool Street from approximately 42 minutes by train) and Hertford North 4.8 miles away (London Kings Cross from 40 minutes), the property enjoys excellent road access both to Cambridge to the north and London to the south via the A10. For schooling, there are well renowned state schools in Hertford and Ware such as Simon Balle School. In addition, there is a choice of private schooling available at Heath Mount, Haileybury College, Bishop’s Stortford College and St Edmunds College. Local golf courses include Hanbury Manor, East Herts and Bishop’s Stortford. Directions From Bishop’s Stortford take the A120 west signposted to Hertford for approximately 6 miles continuing through Little Hadham and Standon, at the roundabout to the A10 take the first exit, heading South, sign posted Ware. Continue for approximately 4.5 miles taking the A1170 exit signposted Ware, Thundridge and Wadesmill. At the roundabout take the first exit onto Wadesmill Road (A1170), take the first right onto Cold Christmas Lane continuing for 2.2 miles Continuing for around 2 miles where you will see the driveway for East Barn on your left hand side, behind a set of large gates. Viewing Strictly by appointment with Savills. Gross Internal Area (approx) 290.5 sq m / 3127 sq ft (Excluding Void) Utility Entance Hall / 4.20 x 2.62 Reception Room 13'9 x 8'7 10.18 x 9.00 33'5 x 29'6 Up Void Bedroom 3 IN 3.86 x 2.85 12'8 x 9'4 Up = Reduced headroom below 1.5m / 5'0 Dn Dn Dining Room Dressing 6.79 x 3.36 Up Room 22'3 x 11'0 7.21 x 2.95 23'8 x 9'8 Up Bedroom 1 Kitchen 6.06 x 3.70 6.04 x 4.85 19'11 x 12'2 19'10 x 15'11 Ground Floor First Floor Second Floor Up Dn Bedroom 2 Sitting Room 6.26 x 2.80 6.30 x 5.46 20'6 x 9'2 20'8 x 17'11 Savills Bishop’s Stortford Chequers, 19 North Street, Bishop’s Stortford, CM23 2LD [email protected] 01279 756 800 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. 180109HD. Photography taken over 6 months ago. Brochure by floorplanz.co.uk.