EDEN HOUSE, 2 Henbury Manor, Elham, Kent

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1 EDEN HOUSE, 2 Henbury Manor, Elham, Kent PRICE 565,000 FREEHOLD A superb executive 4 bedroom family home in an exclusive mews style setting and located in a beautiful rural location.

2 Eden House, 2 Henbury Manor, Elham CT4 6NL Situation & Description Eden House is situated in a beautiful location in the heart of the Kentish Countryside (in an area of outstanding natural beauty) with a wealth of walks and riding in the immediate vicinity. The picturesque village of Elham is a few minutes drive away offering a number of amenities including primary school, doctor s surgery and a choice of public houses. There is easy access to the coastline at Hythe and Folkestone and there is an enviable choice of golf courses, the nearest being at Etchinghill, about 5 miles away. The larger village of Lyminge is about 4 ½ miles away with the Cathedral City of Canterbury with its excellent shopping centre, cultural interests and wide range of educational establishments, including a very good selection of private and state schools, universities a colleges about 12 miles away. Communications are good with bus services running between Folkestone and Canterbury along the Elham Valley. Main railway stations at Canterbury and Folkestone both offer the high speed link to London St Pancras with journey times of under an hour. The Continent can be reached via Eurotunnel at Folkestone or Dover harbour. Eurostar services are available from Ashford International about 19 miles away. Eden House was built by Pentland Homes, a reputable local company and carries the remainder of an NHBC certificate. This attractive, attached family home forms part of this desirable mews style development of 6 properties has underfloor heating and comprehensive, well fitted kitchen, bathrooms and en-suites. The master bedroom has generous proportions with floor to ceiling windows and staircase leading to a large dressing room/sitting room, again with full height windows overlooking the attractive gardens.

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4 The accommodation comprises:- HALL Understairs cupboard, telephone point, heating thermostat. CLOAKROOM (NE), separate WC with concealed cistern, circular wash hand basin set on top with single handed mixer tap, mosaic tiled splashback. L SHAPED SITTING/DINING ROOM (SW & NW), with TV point and satellite point, Georgian style double doors to terrace. KITCHEN/BREAKFAST ROOM (NE & SW), fitted units with cream gloss doors and granite work surface incorporating stainless steel sink unit with double bowl and mixer tap and cupboards under, integrated appliances incorporating dishwasher, wine cooler and washer/dryer, Siemans 5 ring ceramic hob with extractor hood and light over, pan drawers below. Eye level Siemans double oven, microwave and cupboard above and below. Siemans upright fridge/freezer unit, cupboard with pull out shelved store, matching wall mounted cupboards, concealed lighting, tiled floor, TV and telephone points, Georgian style double doors to terrace. FIRST FLOOR LANDING BEDROOM 1 (NE, SE & SW), with attractive full length glazed window overlooking the garden, understairs cupboard, telephone point, TV point, stairs to sitting/dressing room. EN-SUITE SHOWER ROOM Oversized shower cubicle with Bristan thermostatic power shower with overhead rose and hand shower, circular wash hand basin set on top with single handed mixer tap, electric shaver point, WC with concealed cistern, heated ladder/radiator, tiled floor. SITTING/DRESSING ROOM (NE & SW), full length glazed window overlooking the garden, one wall with fitted wardrobe cupboards with hanging and shelf over, 2 radiators. BEDROOM 2 (SW), full length glazed window overlooking the garden, built in wardrobe cupboard with hanging and shelf over, telephone point, TV point. EN-SUITE SHOWER ROOM With corner shower cubicle with Bristan thermostatic power shower, with large overhead rose and separate hand shower, circular wash hand basin set on top with electric shaver point, low level WC with concealed cistern, heated towel/ladder radiator, tiled floor. With built in linen cupboard housing Daikin electric boiler for central heating and hot water (energy efficient air source heat pump system).

5 BEDROOM 3 (NE & SE), telephone and TV points. BEDROOM 4 (NW), telephone and TV points. BATHROOM (NW), double ended panel bath with central mixer tap, circular wash hand basin set on top, electric shaver socket, large shower cubicle with Bristan power shower, large overhead shower rose and separate hand shower, low level WC with concealed cistern, tiled floor, heated towel/ladder radiator. OUTSIDE GARAGE Double garage with 2 up and over doors (one of which is electrically operated). Personal door to hallway. GARDEN Eden House occupies a delightful plot with a wonderful large garden to the rear. Mainly laid to lawn interspersed with attractive circular flower beds, and encompassing mature trees with borders accommodating plenty of shrubs and foliage. A large patio sits adjacent to the property allowing ample space for alfresco entertaining, with the Georgian style double doors from the kitchen/breakfast room and the sitting/dining room providing access from the house. Side access GENERAL INFORMATION NOTE The property is approached via a long private driveway. SERVICES Water and electricity are connected. Private drainage. Central heating and hot water from the electric energy efficient airsource heat pump. Hot water also from an electric immersion heater. (The central heating and hot water system(s), together with any appliances mentioned in the particulars, have not been tested by Smith-Woolley & Perry). TENURE COUNCIL TAX Freehold Currently listed in band G - Charge for financial year 2015/2016 is 2, by Shepway District Council Telephone: FIXTURES AND FITTINGS The fitted carpets and curtains, together with the fixtures and fittings not mentioned in the particulars, are excluded from the sale but may be available to a purchaser by separate negotiation if required. VIEWING STRICTLY BY APPOINTMENT THROUGH THIS OFFICE. Outside lighting Water butt

6 PARTICULARS Smith-Woolley & Perry for themselves and the vendors or lessors of this property whose agents they are give notice that; i) The particulars are set out as a general outline only for the guidance of intended purchasers or lessees and do not constitute, nor constitute part of, an offer or contract. ii) All descriptions, dimensions, reference to the condition and necessary permission for use and occupation, and other details are given without responsibility and any intending purchaser or tenant should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise to the correctness of each of them. All dimensions and areas are measured in accordance with the RICS Code of Measuring Practice. iii) If relevant to these particulars, attached plan or schedule of acreage is based on the latest available edition of the National Grid Sheets (as revised by the Agents) and are published for identification purposes only. iv) No person in the employment of Smith-Woolley & Perry has any authority to make or give any representation or warranty whatsoever in relation to this property. v) No responsibility will be accepted for any expenses incurred by the prospective purchasers or their agents. REF: SAJ - 19 th January 2016

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