Valley Rood Pilgrims Way Boughton Lees

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Robert Dalton
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1 Valley Rood Pilgrims Way Boughton Lees

yet within a short walk of the village cricket green and the Flying Horse inn with its distinctive Dering arched windows.

fireplace) Dining Area (oak flooring) Kitchen/Breakfast Room (integral appliances and bi-folding doors) Utility Room Cloakroom Landing (oak and glass staircase) Master En-Suite

2 Country Houses Valley Rood Pilgrims Way Boughton Lees, Ashford, Kent TN25 4JD A stylishly refurbished and extended family house commanding lovely views over countryside towards the North Downs yet within a short walk of the village cricket green and the Flying Horse inn with its distinctive Dering arched windows. Ashford International Station 4 miles Guide Price: 775,000 Accommodation Oak Porch Reception Hall/Study (oak and glass staircase) TV Room (oak flooring) Family Room (brick fireplace) Dining Area (oak flooring) Kitchen/Breakfast Room (integral appliances and bi-folding doors) Utility Room Cloakroom Landing (oak and glass staircase) Master En-Suite (Balcony with views) 4 Further s (1 en-suite) Family Bathroom Oil Fired Central Heating (grey coated radiators) upvc Double Glazed windows (grey) Oak Interior Doors Gardens Resin bonded driveway and parking Related landscaping Good sized rear garden with porcelain patio (lighting) Communications International Station (HS1) 4 miles M20 Motorway (Jct 9) 2 miles Canterbury 12 miles Faversham 8 miles

Important Notice These particulars have been prepared in all good faith to give a fair overall view of the property and must not be relied upon as statements or representations of fact.

If any points are particularly relevant to your interest in the property please ask for further information.

in good structural condition or otherwise. It should not be assumed that any contents/ furnishings/furniture etc.

No assumption should be made with regards to parts of the property that have not been photographed.

3 Important Notice These particulars have been prepared in all good faith to give a fair overall view of the property and must not be relied upon as statements or representations of fact. Purchasers must satisfy themselves by inspection or otherwise regarding the items mentioned below and as to the content of these particulars. If any points are particularly relevant to your interest in the property please ask for further information. We have not tested any services, appliances, equipment or facilities, and nothing in these particulars should be deemed to be a statement that they are in good working order or that the property is in good structural condition or otherwise. It should not be assumed that any contents/ furnishings/furniture etc. photographed are included in the sale, nor that the property remains as displayed in the photograph(s). No assumption should be made with regards to parts of the property that have not been photographed. All descriptions, dimensions, areas and necessary permissions for use and occupation and other details are given in good faith but any intending purchaser must satisfy themselves by inspection or further detailed request. The information in these particulars is given without responsibility on the part of the agents or their clients. These particulars do not form any part of an offer or a contract and neither the agents nor their employees have any authority to make or give any representations or warranties whatsoever in relation to this property. Situation Valley Rood is situated in a fabulous location on a country lane known as Pilgrims Way leading away from the village centre. The pretty village of Boughton Aluph is known for its pretty village cricket green and the Flying Horse pub which has distinctive Dering arched windows and a beer garden overlooking The Green. Nearby is the Eastwell Manor Estate comprising of a Champneys hotel and spa with golf course and membership facilities. The village has a strong community as well as being easily accessible to both the thriving market town of Ashford and the popular nearby village of Wye. Ashford provides a variety of modern retain outlets and leisure amenities along with excellent communication links such as the M20 motorway and International Station (London St. Pancras 37 minutes). The area is well served by an excellent choice of schools both in the state and independent sectors including grammar schools and a number of well regarded primary schools nearby. Valley Rood A beautifully refurbished and extended detached family house with contemporary design details such as cedar cladding, grey double glazed windows and a stunning open plan kitchen/breakfast room with bi-folding doors and porcelain flooring extending out to the patio. The kitchen includes a high ceiling with oak detailing and a large granite island. The fitted units include integral appliances such as a wine fridge, induction hob, extractor hood, triple ovens, warming drawer, fridge/freezer, dishwasher and both plinth and mood lighting. Throughout the accommodation there are powder coated grey contemporary style radiators, oak floors and interior doors whilst the oil fired central heating benefits from a new Grant externally sited boiler. There are 5 bedrooms (2 en-suite) including a master bedroom with his and hers walk-in wardrobes, a high ceiling and a central balcony commanding stunning rural views along with a spiral staircase connecting with the en-suite shower room. Gardens The property is approached from the lane via a resin bonded driveway and parking area with surrounding landscape including flower and shrub borders. A good sized rear garden includes a sun patio with a continuous grey porcelain surface extending from the kitchen and having recessed and courtesy lighting. Lawns extend away from this area with flower and shrub borders, clipped hedges, pond and a garden shed. Services Mains water, electricity and drainage, oil fired central heating. Directions From the M20 motorway: Leave at Junction 9 and follow signs towards Faversham. Proceed up through Eureka Park through the traffic lights and over the roundabout. At the traffic light junction with the A251 turn left in the direction of Faversham and proceed for about half a mile to Boughton Aluph. Bear right along the back of the Village Green and turn right into Wye Road before turning almost immediately left into Pilgrims Way. The property will be found after a short distance on the left hand side. Alternatively, the property can be reached from the A28 turning at the Wye Crossroads into Wye Road in the direction of Boughton Aluph. Viewing Strictly by appointment only. If you would like to view this property please telephone our offices (C1338) Energy Performance Certificate

Valley Rood, Pilgrims Way, Boughton Lees Country Houses distinctive country property Utility Room Kitchen /

72 9'0 x 8'11 Up En-Suite Oven Oven Family Room 4.89 x 3.32 16'1 x 10'11 Dn 4.86 x 4.35 15'11 x 14'3 3.35 x 3.

12 13'7 x 10'3 Up Hall / Study Balcony Dn 2.53 x 2.42 8'4 x 7'11 IN Ground Floor - 96.

1 sq m / 1928 sq ft Garage = 10.5 sq m / 113 sq ft Total = 189.

Windows and door openings are approximate.

4 Valley Rood, Pilgrims Way, Boughton Lees Country Houses distinctive country property Utility Room Kitchen / Breakfast Room 5.00 x '5 x 14'6 Dining Area 3.71 x '2 x 8' x '0 x 8'11 Up En-Suite Oven Oven Family Room 4.89 x '1 x 10'11 Dn 4.86 x '11 x 14' x '0 x 10' x '0 x 10'2 Garage 3.74 x '3 x 9'9 Television Room 4.13 x '7 x 10'3 Up Hall / Study Balcony Dn 2.53 x '4 x 7'11 IN Ground Floor sq m / 1042 sq ft (Excluding Garage) First Floor sq m / 886 sq ft Approximate Gross Internal Area = sq m / 1928 sq ft Garage = 10.5 sq m / 113 sq ft Total = sq m / 2041 sq ft N This plan is for layout guidance only. Not drawn to scale unless stated. Windows and door openings are approximate. Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes and compass bearings before making any decisions reliant upon them. (ID360530) hobbsparker.co.uk Ashford Office Romney House Orbital Park Ashford TN24 0HB Tenterden Office 9 The Fairings Oaks Road Tenterden TN30 9QX

Country Houses www.hobbsparker.co.uk Are you planning to sell your house? Not everyone needs to sell their house in order to buy, but the reality is that the majority of us do!

5 Country Houses Are you planning to sell your house? Not everyone needs to sell their house in order to buy, but the reality is that the majority of us do! Maybe you are in the early stages of looking for suitable properties, and need an accurate valuation of your home, and maybe some advice to help you with your plans I would be pleased to help. Perhaps your house is already on the market, and you d like a second opinion, I can help with that too. To successfully sell your house at the right price and buy the next one, it is essential to have an Agent with proven local knowledge and valuation experience. I have 25 years of experience the majority of which have been spent working specifically within the Country Houses market. At Hobbs Parker, we have specialist agents within Country Houses, Ashford Homes, The Villages, Tenterden Homes and Equestrian Properties with dedicated valuers specialising in these properties. With over 160 years of experience in Ashford and its surrounding villages, Hobbs Parker offers you all of this expertise and experience under one roof. Whatever stage you are at, feel free to give me a call. I would be happy to help. The first few weeks of marketing your house are vitally important. Having an Agent that can put your house in front of the right buyers from the outset makes all the difference. Alex J Davies FNAEA MARLA Director & Head of Hobbs Parker Country Houses hobbsparker.co.uk or alex.davies@hobbsparker.co.uk

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