GRAFTON HOUSE, 35 STADE STREET, HYTHE. 550,000 Freehold

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1 Chartered Surveyors Valuers Letting Agents Estate Agents 49 High Street, Hythe, Kent CT21 5AD GRAFTON HOUSE, 35 STADE STREET, HYTHE Situated in one of Hythes most desirable locations on level ground, moments from the sea and a short walk from the High street, this handsome period house offers impeccably presented accommodation which is arranged over 4 floors and enjoys a wealth of original detail throughout. The accommodation includes 3 reception rooms, kitchen/breakfast room, utility room, 5 bedrooms, 2 bathrooms + 1 en-suite, sunny garden to the rear, detached garage accessed from Tower Gardens. 550,000 Freehold Tel: findahome@lawrenceandco.co.uk

2 Grafton House 35 Stade Street, Hythe CT21 6DY Entrance Hall, Sitting Room, Drawing Room, Study, Cloakroom Dining Room, Kitchen, Utility Room, Storeroom First Floor: 3 Bedrooms, Bathroom Second Floor: 2 Bedrooms, Bathroom, Storeroom/Bedroom 6 Garage, Front & Rear Gardens SITUATION Forming part of Hythes desirable conservation area, Stade Street is a particularly sought after residential location on level ground, to the south of the Royal Military Canal, moments from the seafront and a short, level walk from the busy High Street with its range of independent shops, boutiques, cafes and restaurants, dentists and doctors surgerys (Oaklands just a few minutes walk). There are also 4 supermarkets nearby (including Waitrose, Aldi and Sainsburys), There is a selection of sports and leisure facilities in the vicinity, including tennis, bowls, cricket, squash and sailing clubs as well as The Hotel Imperial Leisure Centre and two golf courses, etc. The property is also in the catchment area for Hythe Bay Primary School and only a short walk from it. The larger town of Folkestone is 5 miles and the Cathedral City of Canterbury 15 miles. The area is fortunate in having particularly good communications with a mainline railway station in Saltwood (Sandling 3 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 around 3.5 miles distant and the ferry port of Dover is a 12 mile drive. (All distances are approximate.) DESCRIPTION Grafton House is a particularly attractive semi-detached period house which is well situated in one of the areas premier locations. Behind the handsome fa ade, the accommodation is impeccably presented, is of especially comfortable proportions and is arranged over four floors. There is a wealth of original detail throughout including exposed polished floorboards, fireplaces, joinery and architectural mouldings. The property, which is set behind a low wall topped with railings, is approached via a flight of steps where the entrance door opens to a welcoming hallway with a beautiful staircase. From here doors lead to two generous reception rooms each with fireplaces and large windows which flood the space with light. There is also a separate study and cloakroom. On the lower ground floor there is a well fitted kitchen/breakfast room opening onto the garden and leading to a utility room, a separate dining room and a store room. Over the first and second floors there are 5 bedrooms (1 with en-suite facilities) and 2 bathrooms. To the rear of the house there is a sunny garden with a generous terrace paved in natural stone. Beyond this there is a detached garage which is accessed from Tower Gardens which runs alongside the house.

3 The accommodation comprises: ENTRANCE HALL Entered via a timber panelled and obscure glazed door, polished timber floorboards, staircase to first floor with polished timber moulded handrail, square banister rails and with a decorative cast iron newel post, deep moulded cornice, column radiator, staircase to lower ground floor, doors to: DRAWING ROOM Original slate fireplace surround with tiled inset and provision for an open fire above a tiled hearth, polished timber floorboards, picture rail, deep moulded cornice, decorative ceiling rose, bay with sash windows to front fitted with plantation style shutters to half height and window seat, column radiator. SITTING ROOM Attractive cast iron fireplace surround with provision for an open fire above a polished granite hearth and with cabinets and bookshelves fitted to recesses to either side, polished timber floorboards, wall light points, picture rail, deep moulded cornice, decorative ceiling rose, sash windows to rear overlooking the garden fitted with shutters, column radiator. STUDY Various wall shelves, fitted desk, sash window to rear, radiator. CLOAKROOM Low level wc with high level cistern, corner wash basin with tiled splashback, tiled floor, sash window to side. LOWER GROUND FLOOR HALLWAY Tiled floor, access to understairs storage cupboard, radiator, doors to: KITCHEN Fitted with a comprehensive range of base cupboard and drawer units incorporating recess for free-standing dual-fuel range style cooker, woodblock worktops inset with deep ceramic Butlers style sink with mixer tap, tiled splashbacks, range of coordinating wall cupboards incorporating opaque glazed cabinets, tiled floor, sash window to rear overlooking the garden, panelled door with circular leaded and stained glass panel opening to garden, radiator, door to: UTILITY ROOM Base cupboards with recesses and provision for washing machine, dishwasher and fridge (excluded), roll top work surface inset with stainless steel sink and drainer unit with mixer tap, wall mounted gas fired Vaillant boiler, space for free-standing fridge/freezer (excluded), sash window to rear. DINING ROOM Fireplace recess, picture rail, bay with sash windows to front, radiator concealed behind decorative cover. STOREROOM Window to front, fuse board. FIRST FLOOR LANDING Polished timber floorboards, staircase to second floor, sash window to side enjoying pleasant views towards Hythes hillside, doors to: BEDROOM 1 Polished timber floorboards, cast iron fireplace surround over a tiled hearth and with wardrobe cupboards fitted to recesses to either side, pair of wall light points, bay with sash windows to front, radiator. BEDROOM 2 Polished timber floorboards, original fireplace surround with cast iron insert and hob grate, access to understairs storage cupboard, access to further walk-in cupboard with plumbing for shower and wash basin, sash window to rear overlooking the garden and enjoying pleasant views over Hythes hillside, radiator. BEDROOM 3 Polished timber floorboards, sash window to front, radiator.

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6 BATHROOM Roll top bath raised on chromed stylised feet and fitted with mixer tap and hand held shower, tiled shower enclosure with Aqualisa thermostatically controlled shower, close coupled wc, pair of wash basins, each with tiled splashbacks, polished timber floorboards, picture rail, extractor fan, sash window to rear enjoying a pleasant aspect over Hythes hillside, wall mounted heated ladder rack towel rail. SECOND FLOOR LANDING Access to loft space, Delonghi electric heater, doors to: BEDROOM 4 Fireplace surround with hob grate over a tiled hearth, dormer with upvc and double glazed window to front, fitted wardrobe cupboard, free-standing roll top bath raised on claw and ball feet, mixer tap and hand held shower, wash basin with vanity cupboard below, mixer tap and tiled splashback, tiled floor within the bath area, Delonghi electric heater. BEDROOM 5 Fitted storage/wardrobe cupboards, dormer with double glazed window to rear enjoying a pleasant view over Hythes hillside, Delonghi electric heater. STOREROOM/BEDROOM 6 Double glazed Velux rooflight enjoying views over Hythes hillside towards St Leonards Church, Delonghi electric heater. BATHROOM Panelled bath within tiled surround, close coupled wc, pedestal wash basin with tiled splashback, tiled floor, extractor fan, double glazed Velux rooflight to rear, Delonghi electric heater. OUTSIDE Front garden The garden to the front of the property is set behind a low wall topped with iron railings and with a coordinating gate giving access to a pathway and flight of steps up to the front door. The garden is predominantly topped in gravel for ease of maintenance and planted with various specimen ornamental grasses with two cordylines. Rear garden Directly to the rear of the house and accessed from the kitchen is a shingled terrace with access to a former outside wc and further external store. From here a flight of six Yorkstone steps lead to the main part of the garden which is laid extensively to lawn edged by borders planted with a variety of shrubs and herbaceous plants and specimen trees including an olive tree, acer, bay, japonica fatsia and palm amongst others. At the far end of the garden there is an attractive natural stone paved terrace from where a gate gives access to the driveway from Tower Gardens and a door opens to the garage. GARAGE A detached garage of timber framed construction beneath a pitched tiled roof, personal door and window to side and up and over door to front COUNCIL TAX Band E approx 2,009 (2016/17) Shepway District Council. VIEWING Strictly by appointment with LAWRENCE & CO, 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 misstatement. 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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8 49 High Street, Hythe, Kent CT21 5AD Tel: