GROVE HOUSE PROSPECT ROAD, HYTHE. 850,000 Freehold

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1 Surveyors Valuers Estate Agents 49 High Street, Hythe, Kent CT21 5AD GROVE HOUSE PROSPECT ROAD, HYTHE A splendid and important Grade II Listed house of charm and character, set in delightfully secluded walled gardens in a prime central location. The house enjoys very comfortable accommodation including a drawing room, snug, study area, conservatory, kitchen/dining room, utility room and four bedrooms (3 with en-suites). There is also a double garage, ample parking & large games room. 850,000 Freehold Tel: findahome@lawrenceandco.co.uk

2 GROVE HOUSE PROSPECT ROAD HYTHE CT21 5NR Entrance Vestibule, Entrance Hall, Drawing Room Family Room, Conservatory, Inner Hall/Study Area, Kitchen/Dining Room Utility Room, Cloakroom, Wine Cellar Four Bedrooms, (3 with en-suites) Large Games/Garden Room (from the garden) Double Garage, Ample Parking SITUATION Prospect Road is within the desirable Conservation Area of the town and runs parallel with the bustling High Street, with its variety of interesting shops, boutiques, restaurants and cafes, together with 4 supermarkets (including Waitrose, Sainsburys and Aldi), doctors surgeries, etc. The attractive, unspoilt seafront and picturesque Royal Military Canal are a short walk away together with a variety of sports and leisure facilities, including 2 golf courses, swimming pool, cricket, squash, bowls and lawn tennis clubs together with the Hotel Imperial Leisure Centre. The area is fortunate in having particularly good communications with a main line railway station in Saltwood (Sandling 2 miles) and access to the M20 (Junction 11 4 miles). The High Speed Link rail service to Stratford and St Pancras is available from Folkestone West (5 miles) and Ashford International (10 miles), with journey times of 53 and 37 minutes respectively. Eurostar trains to Paris and Brussels also depart from the latter. The Channel Tunnel Terminal is just over 3 miles away and the ferry port of Dover 12 miles away. (All distances are approximate.) DESCRIPTION Grove House is a splendid and important Grade II Listed house which is situated in a prime central location and forms a significant part of the townscape. This well known and much admired building stands within delightfully secluded gardens which are surrounded by a combination of brick and ragstone walls. The gardens incorporate some lovely specimens not least of all the wonderful mature wisteria which festoons the front, side and rear elevations. The house provides light and airy accommodation of elegant proportions with tall ceilings and some lovely period features. These include original joinery, a pretty Georgian fanlight over the main entrance and some later carved oak panelling evocative of the designs of William Morris. The entrance hall leads to a beautiful double aspect drawing room, family room with Marston & Langinger conservatory beyond and a large kitchen/dining room with connecting utility room. On the first floor the galleried landing leads to three bedrooms, (two with recently refitted en-suites) and a family bathroom. The fourth bedroom with en-suite is on the ground floor and with its own entrance has annexe potential or would make a very good home office. There is also an excellent games/garden room, accessed from the garden but also thought suitable for a variety of other uses including a home cinema, hobbies room or office. There is an adjoining double garage, ample parking and a wine cellar. The current owners have made numerous improvements to the property during their period of ownership including rewiring, overhauling the roof, upgrading sanitary ware and plumbing and laying high quality Britons Majestic carpeting throughout. The result being a very comfortable family home of charm and character which must be viewed to be fully appreciated.

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4 The accommodation comprises: ENTRANCE VESTIBULE Entered via a timber panelled and glazed door with arched fanlight above, polished carved oak panelling to dado height, timber panelled door with bevelled edge glass opening to: ENTRANCE HALL Staircase to first floor with polished timber moulded handrail, square spindles and terminating in a simple turned newel post, polished oak partially carved panelling running up the staircase to dado height, radiator, door giving access to staircase leading down to cellar, doors to: DRAWING ROOM Attractive Adams style fireplace surround with provision for an open fire above a slate hearth and with arched recesses to either side one fitted with shelving and low level cupboards, radiators, bay with sash windows to front overlooking the garden and fitted with original folding shutters and window seat, further sash window to rear overlooking the garden and with views up the hillside towards the church. FAMILY ROOM Bay with sash windows to front overlooking the garden and with views to the canal bank, radiator, door to inner hall/study area, timber panelled and glazed casement doors opening to and looking through the conservatory to the side garden beyond. CONSERVATORY By Marston and Langinger Conservatories, Fakenham, Norfolk. Of timber framed and glazed construction over a brick built base and beneath a pitched double glazed roof. Skirting radiators, timber panelled and glazed casement doors opening to and overlooking the side garden. INNER HALL/STUDY AREA Window to side, radiator, five steps leading down to: KITCHEN/DINING ROOM Arranged in two defined sections, the first being the dining area and with ceramic tiled flooring throughout. Within the Dining Area is an attractive exposed brick chimneybreast with freestanding, log effect gas fired stove, three wall light points, timber framed double glazed casement doors with timber framed and double glazed windows to either side opening to and overlooking the rear garden, radiators. Open plan to Kitchen Area fitted with a comprehensive range of oak fronted base cupboard and drawer units incorporating integrated microwave, Neff oven, space and plumbing for dishwasher, square edged polished granite work surfaces inset with stainless steel twin sink and drainer unit with mixer tap and Neff 4-burner halogen hob with Neff 2-burner gas hob to side, stainless steel extractor hood above, tiled splashbacks, coordinating wall cupboards, pull-out larder cupboard, integrated fridge and freezer, recess fitted with Aga, glazed door opening to shelved larder cupboard, window to side overlooking the garden, obscure glazed door to: UTILITY ROOM Fitted with a range of base cupboard and drawer units, roll top work surfaces inset with stainless steel sink with mixer tap, tiled walls, washing machine and tumble dryer, wall mounted Worcester gas fired boiler, tiled floor, two windows, timber panelled and obscure glazed door opening to garden, radiator, doors giving access to cloaks/storage cupboard and further shelved storage cupboard. CLOAKROOM Low level WC with concealed cistern, contemporary circular wash basin set on chrome stand with mixer tap above, recessed lighting, window to side overlooking garden, radiator.

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6 FIRST FLOOR GALLERIED LANDING A generous space with windows to rear, access to deep shelved heated linen cupboard housing factory lagged hot water cylinder, access to loft space, radiator, doors to: MASTER BEDROOM Range of fitted wardrobe cupboards equipped with hanging rails and shelving, pair of original cupboards to either side of chimney breast fitted with automatic lights, pair of sash windows to front enjoying views over the banks of the canal, radiator, door to: EN-SUITE BATHROOM Recently re-fitted in a smart contemporary style and comprising twin sized tiled shower enclosure with mosaic seat, rain head shower and separate hand held attachment, wall hung wc with concealed cistern, wall hung bidet, wall hung wash basin set upon a vanity drawer with mixer tap and with mirrored wall cabinet above, shaver point, 2 pairs of light points, tiled floor, double glazed sash window to front, radiator, heater ladder rack towel rail. BEDROOM 2 Pair of original cupboards to either side of chimneybreast and fitted with automatic lights, double glazed sash window to rear overlooking the garden and enjoying a pleasant vista up the hillside to St Leonards church, radiator. BEDROOM 3 Fitted wardrobe cupboard, shelved recess, window to side overlooking garden, radiator, door to: EN-SUITE BATHROOM Panelled bath with mixer tap and hand held shower, low level wc, pedestal wash basin, tiling to one wall and the bath surround, timber effect flooring, recessed lighting, access to loft space, access to shallow shelved storage cupboard, window to side, radiator, wall mounted heated ladder tack towel rail. BATHROOM Panelled bath with mixer tap and hand held shower, wash basin set in marble worktop with vanity cupboards beneath, shaver point, pair of wall light points, tiled walls, high level double glazed Velux roof light, wall mounted contemporary ladder rack towel rail. SEPARATE WC Low level w.c., window to side. OUTSIDE BEDROOM 4 ENTRANCE VESTIBULE Entered via a timber panelled and double glazed door, tiled floor, doors to bedroom 4 and: SHOWER ROOM Enclosed tiled shower cubicle fitted with mains fed thermostatically controlled shower, low level WC with concealed cistern, wash basin set in marble worktop with mixer tap and vanity cupboard below, tiled walls, tiled floor, wall light point, recessed lighting, extractor fan, wall mounted heated ladder rack towel rail. BEDROOM 4 Fitted with a range of desk and drawer units, wall shelving and fitted wardrobe cupboard, recessed lighting, timber framed double glazed window to front overlooking courtyard, timber framed and double glazed casement doors opening to front courtyard, radiator. GAMES/GARDEN ROOM Lime washed timber effect flooring throughout, various lighting points, provision for a wall mounted television, pair of double glazed casement doors with double glazed windows to either side opening to and overlooking the rear garden, wall mounted electric heaters. The doors open to a shallow paved terrace with overhead electric heater.

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8 DOUBLE GARAGE Electronically operated roller door, power and light. GARDENS Grove House is set in delightful gardens of approximately one third of an acre which are well enclosed by a combination of brick built walls, ragstone walls and mature hedging. The property is entered via an electronically operated wrought iron gate with personal gate to side supported between a pair of ragstone piers bearing the name plaques Grove House. A tarmacadam driveway passes the side of the property to a further cobbled driveway before the entrance to the garage providing parking and a turning area for a number of vehicles. To the front of the house a wrought iron gate beneath an arch supporting honeysuckle leads to a paved pathway and flight of brick steps leading to the main entrance. Behind the path is an area of lawn and a semicircular border planted with magnolias, hydrangeas and various herbaceous plants. A stone and brick wall with wrought iron gate accesses the side garden which is laid extensively to lawn and enclosed be close boarded panelled fencing and incorporating a magnificent magnolia grandiflora and weeping silver birch. From here access can be gained to the courtyard which is approached via bedroom 4. This area is predominantly paved for ease of maintenance with a circular bed planted with aubretia. The main gardens lay predominantly to the side/rear of the house and incorporate some wonderful specimens such as a mature flowering cherry, a large evergreen pittosporum and pair of clipped beech columns providing an entrance to an attractive paved seating area. A personal gate set between borders planted with shrubs, herbaceous and other plants provides access to Marine Walk Street and directly into the town beyond. There are further borders all similarly planted with shrubs, herbaceous and other plants including a rose garden with lavenders surrounding a lovely magnolia. Former water pump now fitted with electronic pump providing a free supply of fresh water for the garden. COUNCIL TAX Band F approx 2,461 (2017/18) Shepway District Council. VIEWING Strictly by appointment with LAWRENCE & CO, NB Whilst the main dwelling is a freehold property, the 4 th bedroom, garage and adjoining garden/games room are held under 999 year lease which commenced in 2014 (ground rent 1, insurance 308 P.A.) Lawrence & Co for itself and as agent for the vendor or lessor (as appropriate) gives notice that: 1 These particulars are only a general outline for the guidance of intending purchasers or lessees and do not constitute in whole or in part an offer or a Contract. 2 Reasonable endeavours have been made to ensure that the information given in these particulars is materially correct but any intending purchaser or lessee should satisfy themselves by inspection, searches, enquiries and survey as to the correctness of each statement. 3 All statements in these particulars are made without responsibility on the part of Lawrence & Co or the vendor or lessor. 4 No statement in these particulars is to be relied upon as a statement or representation of fact. 5 Neither Lawrence & Co nor anyone in its employment or acting on its behalf has authority to make any representation or warranty in relation to this property. 6 Nothing in these particulars shall be deemed to be a statement that the property is in good repair or condition or otherwise nor that any services or facilities are in good working order. 7 Photographs may show only certain parts and aspects of the property at the time when the photographs were taken and you should rely upon actual inspection. 8 No assumption should be made in respect of parts of the property not shown in photographs. 9 Any areas, measurements or distances are only approximate. 10 Any reference to alterations or use is not intended to be a statement that any necessary planning, building regulation, listed building or any other consent has been obtained. 11 Amounts quoted are exclusive of VAT if applicable. 12 Whilst reasonable endeavours have been made to ensure the accuracy of any floor plan contained in these particulars, all measurements and areas are approximate and no responsibility is taken for any error, omission or mis-statement. This plan is for illustrative purposes only and should be used as such by any prospective purchaser. 12a Any mapping contained within these particulars is for illustrative purposes only and should be used as such by any prospective purchaser. No responsibility is taken for any error, omission or mis-statement.

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12 49 High Street, Hythe, Kent CT21 5AD Tel: