HILL FARM HEATH END • HP4 HILL FARM HEATH END • HP4 Splendid period house with leisure facilities and 5 acres Entrance hall • Drawing room • Kitchen/breakfast room Study • Dining room • Family room Boot room • Utility room • Cloakroom Master bedroom suite with bathroom and dressing room Four further double bedrooms • Family shower room Detached annexe with two double bedrooms, gym area and bathroom Swimming pool • Pool house with kitchenette and shower room Tennis court • Formal gardens Outbuildings • Paddock About 5 acres Knight Frank LLP 136 High Street, Berkhamsted HP4 3AT Tel: +44 1442 861610 [email protected] www.knightfrank.co.uk 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 brochure. Situation Heath End is a small hamlet on the edge of Berkhamsted, a picturesque and popular historic market town situated in the Chiltern Hills on the Hertfordshire/Buckinghamshire border. There is a wide variety of both state and private E schools in the area, including the renowned Berkhamsted School, plus grammar schooling available in Buckinghamshire. Berkhamsted offers an array of formal e restaurants, gastro pubs, cafés and bistros. The nearby Ashridge Estate comprises around W 5,000 acres of down land, common land and woodland, ideal for outdoor pursuits. There are a number of retail stores in S Berkhamsted, including Waitrose and M&S Simply Food, as well as independent boutiques. There is a fast and frequent rail service via T Berkhamsted station to London Euston or via Chesham into Marylebone. The Main House Hill Farm is a substantial Edwardian house situated in an elevated position in the prestigious and desirable location of Heath End, a small hamlet just 2 miles from the market town of Berkhamsted. Set within around 5 acres of gardens and modernised over the years, the property is established as a wonderful family home. With extensive and flexible accommodation totalling in excess of 4,000sq ft, Hill Farm offers exceptional family space including a handsome double aspect drawing room and superb formal dining room with vaulted ceiling and Scotch elm floor, both with large sash bay windows and French doors providing access to the grounds. A family room is located to the rear of the property, with useful boot room adjacent. The country style kitchen/breakfast room with terracotta floor is a true family space and gives ease of access to the superb outdoor facilities. Upstairs, an impressive master bedroom suite occupies the east wing. With wonderful views across open countryside, this segment of the house provides exceptional space: a full bathroom separates the bedroom from a generous dressing room. The accommodation in the main house is completed with four further double bedrooms and family shower room. The Barn The detached and renovated barn offers flexible additional accommodation. Featuring exposed beams, the large reception space is currently utilised as a gym, however with two double bedrooms and excellent bathroom space, the barn could easily be used as guest or nanny accommodation. Reception Approximate Gross Internal Floor Area Bedroom Main House = 297.9 sq m / 3206 sq ft Bathroom Pool House = 42 sq m / 452 sq ft Kitchen/Utility Barn Conversion = 68.5 sq m / 737 sq ft Total = 408.4 sq m / 4395 sq ft Storage Recreation 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. Gardens and Grounds Hill Farm is approached via a gravel driveway behind wooden gates which lead to the house The grounds continue to incorporate a tennis court, plus numerous vegetable beds, herb garden, and grounds. The lawns are well tended, incorporating a parterre garden which sits adjacent to the greenhouse and fruit hedges , football area and hedging to the surround. A paddock lies to the southern swimming pool. The pool house is well-appointed with its own decked terrace and includes a games edge of the house offering excellent space for the equestrian. The property is surrounded by farmland, area, kitchenette and shower room. including Rossway Farm to the rear. Directions (Postcode HP4 3UB) From our office on Berkhamsted High Street, continue westwards and at the crossroads, turn left into Kings Road. At the top of the hill, turn right into Shootersway and after approximately 0.3 miles turn left onto Dennys Lane. At the fork, bear right onto Northchurch Lane and continue for approximately 1 mile. The road becomes Hog Lane; continue down the hill to the end then turn right. The driveway for Hill Farm is immediately on the left. Services Mains water and electricity. Oil fired heating. Private drainage. Fixtures and fittings All those items regarded as tenant’s fixtures and fittings, together with the fitted carpets, curtains and light fittings, are specifically excluded from the sale. However, certain items may be available by separate negotiation. Local authority Chiltern District Council. Important Notice: Photos etc: The photographs show only certain parts of the property as VAT: The VAT position relating to the property may change without notice. they appeared at the time they were taken. Areas, measurements and Particulars: These particulars are not an offer or contract, nor part of one. Knight Frank LLP is a limited liability partnership registered in England with You should not rely on statements by Knight Frank LLP in the particulars distances given are approximate only. registered number OC305934. Our registered office is 55 Baker Street, or by word of mouth or in writing (“information”) as being factually accurate Regulations etc: Any reference to alterations to, or use of, any part of the about the property, its condition or its value. Neither Knight Frank LLP property does not mean that any necessary planning, building regulations London, W1U 8AN, where you may look at a list of members’ names. nor any joint agent has any authority to make any representations about or other consent has been obtained. A buyer or lessee must find out by Photographs: April 2017 Particulars: May 2017 the property, and accordingly any information given is entirely without inspection or in other ways that these matters have been properly dealt with responsibility on the part of the agents, seller(s) or lessor(s). and that all information is correct. Kingfisher Print and Design. 01803 867087. .