Masons Farm GRAFTY GREEN NR HEADCORN

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1 Masons Farm GRAFTY GREEN NR HEADCORN

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3 Masons Farm GRAFTY GREEN NR HEADCORN A charming unlisted farmhouse with equestrian facilities set in stunning established gardens and grounds in all about 1.75 acres. House Drawing room Dining room Conservatory Superb Kitchen/breakfast room Utility room Boot room, Cloakroom Master bedroom with ensuite bathroom 2 further bedroom suites 3 further bedrooms Family bathroom Externally Barn style garage with open bay garage and gym Stable block with 3 loose boxes Tack room and feed store Manège Heated swimming pool Delightful established gardens with rural views In all about 1.75 acres Headcorn station 4.1 miles Sutton Valence 5.8 miles Junction 8, M miles Maidstone 10.8 miles Ashford International station 17.4 miles (All distances are approximate) These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text.

4 Situation The property is located in the picturesque village of Grafty Green with its village pub. The larger village of Headcorn with its range of shops and supermarket is 4 miles away. There is a mainline station serving London Bridge, Waterloo East and Charing Cross. There is a village primary school in nearby Ulcombe and the prestigious Sutton Valence School and prep school is 5.8 miles to the west. The house is in a delightful setting being in the village yet abutting superb Kentish countryside. However, it is well-placed for communication links whether it be Junction 8 of the M miles away or Ashford International station 17.4 miles away. There are leisure facilities nearby including golf at Weald of Kent, The Ridge and Chart Hills, numerous walks and the world renowned Leeds Castle. Masons Farm The property is a superb unlisted period farmhouse that has been lovingly restored by the current vendors over the last 13 years. It offers spacious and versatile accommodation that is superbly presented throughout. The front door leads to a spacious entrance hall with the principal stairs to the first floor. The dining room has a bay window to the front and an impressive inglenook fireplace with woodburning stove. The superb triple aspect drawing room also has a large inglenook fireplace and there is a

5 door to the courtyard. The kitchen is a real feature of the house having been fitted by Chalon in 2012 in a superb range of wall and base units and large central island. There is a range of integrated appliances. Across the back of the house is a superb conservatory opening to the garden. A large boot room and separate utility room with cloakroom completes the ground floor. On the first floor the master bedroom has a wooden floor, exposed beams and spacious ensuite bathroom with separate shower cubicle. There are two further bedroom suites, one with far reaching views. There is a further bedroom and a family bathroom on the first floor and two further bedrooms on the second floor. Externally There is a large gravel driveway behind electric gates leading to a barn style garage building with, garage, open bay and gym and log store to the side. The vendor has built an impressive stable block with three loose boxes, tack room and feed store. They have also built a manège. The gardens are spectacular with an array of areas divided by planting and hedges. Immediately to the rear is a superb area of borders with box hedging and a wide array of roses. There is a charming courtyard area to the side with water feature and beyond this area is the heated swimming pool. The principal area of garden is laid to lawn with superb rural views beyond. The remainder of the land has been divided into small paddocks but could easily be reinstated as garden or one paddock if required.

6 Services Electricity 3 Mains Water 3 Mains Central Heating 3 LPG Drainage 3 Mains Viewings Viewings strictly by prior appointment with the vendors sole selling agents Knight Frank Local Authority Maidstone Borough Council Directions From the M20 motorway leave junction 8 (eastbound) taking the third exit. At the next roundabout take the first exit onto the A20 towards Ashford, continue over the next roundabout and head to Harrietsham. In Harrietsham, turn right into East Street. Continue on to Sandway Road and after approximately 1.1 miles turn a sharp right on to Headcorn Road. Head down Liverton Hill towards Grafty Green and proceed past the Kings Head. The house will be found on the left after approximately 0.25 mile. Fixtures and Fittings Items known as vendors fixtures and fittings are specifically excluded from the sale however certain items may be available by separate negotiation.

7 Approximate Gross Internal Floor Area House: sq.m (4016 sq.ft.) Garage/ Gym: 55.9 sq.m (601 sq.ft.) Stable Block: 70.0 sq.m (753 sq.ft.) This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars Ground Floor Ground Floor First Floor High Street, Sevenoaks, Kent. TN13 1UP sevenoaks@knightfrank.com KnightFrank.co.uk Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing ( information ) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Viewing by appointment only. Particulars dated June Photographs dated May Knight Frank LLP is a limited liability partnership registered in England with registered number OC Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names. Energy Efficiency Rating 36 61

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