Headley Mill Farm Standford Lane, Headley, Hampshire GU35 8RH Headley Mill Farm, Standford Lane, Headley, Hampshire GU35 8RH Price Guide: Offers in Excess of £1,250,000 are invited for the Freehold interest. DESCRIPTION: Headley Mill Farm has, of recent years, undergone complete modernisation by the current owner to include a two story extension and this now provides a fabulous well-appointed family property. • 4.1 Acres Of note is that the modernisation has equipped the house with a high Energy Performance Rating of C. This is aided by the well insulated loft, full underfloor gas central heating throughout • both ground and first floor levels. The well insulated loft space, solar power (to help off set the EPC Rating – C hot water), wooden framed double glazing and whole house ventilation system have helped to bring the property up to its high standard of finish and rating. The high end finish includes “green • LOCAL AUTHORITY: East Hampshire oak” exposed beamed and vaulted ceiling to the master bedroom a wonderful feature which is carried through and into the high end en-suite shower room. District Council. The accommodation is laid out as follows: Canopied “green oak” entrance porch with brick paved • SERVICES: All main services flooring opening into the entrance hall: This further benefits a Cloakroom and additional area with cloaks facilities, animal feed store, cupboard and shoe storage. Doors afford access to the main reception/family room with wooden framed French doors with wonderful south facing views • COUNCIL TAX: G across the gardens and paddocks beyond. There is an additional reception room with feature log burner and aspect to grounds. The kitchen extends to a family room with study/snug area off, this area benefiting an additional feature wood burner. The kitchen area includes a custom built • VIEWINGS: Strictly by appointment modern timber built, hand painted kitchen with a wide central island with base cupboards and with the Agent both during and integrated washing machine and separate dryer. The wall and base units include further outside normal office hours integrated units, fridge and two separate base freezers, as well as a dishwasher. The base units include an inset double bowl sink with mixer taps and separate rinser. There is an eye level including Sundays and Bank housing for the built in microwave and a base oven with halogen hob and matching stainless Holidays. steel extractor chimney above. The worktops are a black granite with stipple effect and rough- hewn edging and this extends across the central island. The flooring to the kitchen/family/office SPECIAL NOTES: All room sizes and and entrance hall all enjoy Travertine flooring throughout. To the family area there are French doors which open onto a paved easterly facing terrace which in turn is enclosed with an measurements are for guidance only attractive stone wall and includes LED lights for evening enjoyment. In fact the whole of the and should not be relied upon for exterior benefits LED security lighting. The first floor is approached via the hallway staircase floor coverings. We have not carried which gives rise to the landing. This in turn has an airing cupboard which houses a pressurised out a detailed survey and none of the water tank together with the solar controls. Each of the 4 bedrooms enjoy the elevated views to the southern grounds, bedroom 2 has two walk in illuminated wardrobes plus access to the loft services/appliances have been space via an insulated loft hatch with drop down ladder. The master bedroom enjoys a spacious tested. feel aided by the vaulted ceiling and dual aspect. This room also benefits a walk in illuminated double wardrobe together with a spacious en-suite with remote controlled velux to the vaulted ceiling. The first floor also has a family bathroom and separate shower room servicing bedrooms 1 to 3. EXTERIOR: Headley Mill Farm is approached via a tarmac sweeping driveway that arrives at the front of the house where there is a shingled parking and turning area affording ample space for many vehicles. The majority of the grounds are laid out with one large paddock supported by two timber stables and enclosed with timber post and rail fencing and entrance gates. There is a smaller additional paddock area with the balance of the grounds creating the formal gardens, all laid to near level lawns and 4.1 acres in total. The approach to the property includes passing several timber outbuildings and:- DETACHED BARN/WORKSHOP: 60’1 x 29’2 (18.31m x 8.89m) – Apex 18’3 (5.6m) This includes 3 phase electricity, alarm system, industrial lighting and concrete flooring. Large double doors 9’8 (3m) in height. SITUATION Standford is a rural sought after hamlet within the parish of Headley and the property resides close to the historic Headley Mill itself. The village of Headley enjoys The Holly Bush public house, The Crown Inn, 13th Century Church, delicatessen, doctors' surgery, pharmacy, primary school and playing fields with its own club house providing a good range of sports facilities. In adjacent Lindford village there is a further popular public house and small shopping parade. Lindford also has Broxhead Common adjacent the cricket ground which affords direct access to acres of dry heathland and forming a local Nature Reserve ideal for dog walking. In fact the Common forms part of the Shipwrights Way a pathway for walking, cycling and horse riding which runs from Alice Holt Forest in the north all the way to Portsmouth Harbour in the south approximately 50 miles in distance. Nearby Liphook offers shopping facilities at The Square, Station Road and has a Sainsburys supermarket. There are a variety of restaurants within the village as well as the nationally known Old Thorns Hotel and Country Club with its 18 hole golf course. The A3 London to Portsmouth road is easily accessible from Liphook, with access through the Hindhead Tunnel providing dual carriageway through to the M25 at Junction 10. The main London airports of Gatwick and Heathrow are 51 miles and 42 miles respectively. Likewise the A3 provides access south to The South Downs National Park and Portsmouth on the south coast. The area is very fortunate to have several excellent schools within a short distance. These include the private schools of Saint Edmund's Hindhead, The Royal Junior school and Amesbury also in Hindhead with The Royal Senior school in Haslemere and Highfield in Liphook. State schools are also well catered for with nearby Bohunt in Liphook, rated "Outstanding" by Ofsted and in 2014 "Overall school of the year" by the Times. The Green, Headley Road, Grayshott, Hindhead, Surrey GU26 6LG t: 01428 604480 [email protected] For illustration only www.pleete.co.uk P796 Approximate Gross Internal Area = 193.1 sq m / 2078 sq ft Headley Mill Farm Standford Lane Barn/Workshop = 162.9 sq m / 1753 sq ft Headley The Green, Headley Road, Grayshott, Hindhead, Surrey GU26 6LG t: 01428 604480 [email protected] www.pleete.co.uk P796 .