ROCK COTTAGE SANDROCK ROAD, NITON, ISLE OF WIGHT

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1 ROCK COTTAGE SANDROCK ROAD, NITON, ISLE OF WIGHT

2 AN EXQUISITE PERIOD COASTAL COTTAGE, BEAUTIFULLY REFURBISHED WITH A SOUTH FACING GARDEN AND SEA VIEWS. Occupying a south facing coastal setting within an Area of Outstanding Natural Beauty, there is easy access to the extensive National Trust walks around St Catherine s Lighthouse and the paths leading down to local bays and the beach. It is only a short stroll down the path from the cottage to the picturesque 16th Century Buddle Inn. The popular and bustling village of Niton is a 10 minute walk, with its pottery, library, pubs, village store and other local amenities. The area of the Undercliff on which the cottage is located enjoys a micro-climate as a result of the south facing slope leading down to the sea, sheltered by the inland cliff from northerly winds. The nearby Ventnor Botanic gardens has a wide range of sub-tropical plants. The seaside town of Ventnor with its many cafes and foodie outlets and the charming Stephill Cove are only a 10 minute drive. The cottage is Listed, Grade II and has been sympathetically renovated by the current owners. Extensive repairs and conservation works retain as much of the original fabric of the building as possible, whilst now providing good quality and charming contemporary accommodation. The works included insulating hemp and lime plaster walls, repointing, a new Welsh slate roof together with new water, electric and heating systems, which included the installation of a ground source heat pump to supply hot water and the under floor heating throughout the cottage. Two wood burning stoves, in the dining room and snug, add to the country charm. A high quality bespoke kitchen and bathrooms have been installed along with extensive limestone and restored original timber flooring. There are southerly views of the English Channel from the first floor and sea glimpses from the terrace. Dating from the early nineteenth century the cottage has two almost identical facades, north and south with picturesque gothic detailing to the windows. It was originally built as an outbuilding of the nearby Royal Sandrock Hotel, destroyed by fire in The hotel acquired its royal prefix following a visit from the Duchess of Kent and her daughter Princess (later Queen) Victoria in Other guests of the hotel included Rudyard Kipling and Guglielmo Marconi who conducted his early radio experiments near the lighthouse. The cottage appears to have originally been used as the tap house for the hotel. ACCOMMODATION PORCH With partly glazed door to: ENTRANCE HALL Wooden flooring extends to a panelled period door to opposite elevation and an antique pine staircase to the first floor. SITTING ROOM A charming room with period wooden floorboards, one wall features exposed brickwork and wooden beams. Wood burning stove set on a flagstone hearth. An arched window provides southerly aspect over the garden. KITCHEN/LIVING ROOM A fabulous largely openplan living space providing a kitchen, dining and seating areas with windows to three aspects. A generous dining area has southerly views over the garden and limestone flooring extending to an adjacent seating area where there is a wood burning stove, set within a fireplace with an attractive period surround.

3 The hand-built kitchen has a good range of built-in cupboards, granite work surfaces and integral appliances including a dishwasher, American style fridge freezer with ice maker, washing machine/tumble dryer and range style cooker with induction hob and extractor. The limestone flooring with underfloor heating extends throughout the room and there is a pair of glazed doors leading to the terrace. One cupboard houses the ground source heat pump. SHOWER ROOM A well-fitted shower room with a large contemporary walk-in shower with deluge shower head, a wash basin set on an oak stand with cupboards, WC and period fireplace set on a flagstone hearth. Heated towel rail and exposed beam. CELLAR Accessed from the hall, with exposed stone walls with limestone flooring, power and lighting. FIRST FLOOR An attractive LANDING with wooden flooring. THE BEDROOM 1 A spacious double bedroom incorporating a seating area adjacent to an ornate fireplace. A pair of arched windows provide southerly views over the garden and The Channel. BATHROOM Fitted with the original roll top bath, a large contemporary wash basin on an oak stand incorporating cupboards, WC and heated towel rail. BEDROOM 2 An attractive double bedroom with views over the garden to the sea. BEDROOM 3 A double/ twin bedroom with access to the attic. ATTIC Large full length storage attic partially floored OUTSIDE Immediately to the south of the cottage is a large stone paved terrace making for an attractive seating and dining area overlooking the gardens and with some sea glimpses. The terrace extends around to the western side of the house where there is a further dining area enclosed by stone walling clad in roses with built-in barbecue. The path continues to the north of the cottage where steps lead to a pedestrian gate onto Sandrock Road and with raised beds. The south facing garden comprises a lawn with a series of well-stocked borders including a herb garden making for an attractive, secluded setting. A pair of wooden gates open to a hard standing, providing a parking space. Further parking may be available by agreement.

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5 The cottage is currently let as a holiday cottage through Island Cottage holidays. Details of income etc are available on request. The website is rockcottageniton.co.uk SERVICES Mains water, electricity. Private drainage. Ground source heat pump serves underfloor heating, (the underground pipe work is located in a nearby paddock with the necessary rights being to maintain to be conveyed). DIRECTIONS On the Sandrock Road, proceed past The Buddle Inn, turning right and proceed past the entrance to The Enchanted Manor, Rock Cottage is found after about 300m on the right-hand side. Proceed down the adjacent driveway on the eastern side of the cottage and there is parking available on your left. POSTCODE PO38 2NQ VIEWINGS All viewings will be strictly by prior arrangement with the sole selling agents: Spence Willard. IMPORTANT NOTICE: 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Spence Willard 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 Spence Willard 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. Waterside House, 72A High Street, Cowes, ISLE OF WIGHT PO31 7RE TEL: cowes@spencewillard.co.uk

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