HILL FARM RECTORY LANE, GATCOMBE,ISLE OF WIGHT

Ground Floor Entrance Porch French doors and flagstone floor leads to a wooden front door. Hallway Window overlooking the front with views over the valley. Stairs rising to first floor. Sitting Room A well-proportioned room with countryside views. Wood burning stove with a marble surround. Snug With open fire in original fireplace. French doors to the rear garden. Shower Room Fitted with a quadrant tiled and glazed cubicle, pedestal basin and WC. Tiled floor. Dining Room A well-proportioned room with period fire place, picture rails and views of the front garden and countryside beyond. Built in shutters.

Rear Hallway Utility Room With flagstone floor and plumbing for washing machine. Stainless steel sink with mixer tap over. Doors to cellar and rear garden. Kitchen Fitted with a range of cream shaker style units with flagstone flooring. Twin butler sink with mixer tap over. Electric oven and hob. Oil fired Aga (also providing domestic hot water for most of the main house and the kitchen). Views over the front garden and across the valley. Rear staircase to the first floor. Door to annex.

First Floor Landing With large window overlooking the rear garden to the land beyond. Cupboard housing hot water tank (recently replaced and supplies water to the annex and kitchen of the main house). Stairs to main house and door to annex.

A period country house with annex, extensive stone outbuilding and land in a glorious location with excellent views. This elegant Grade II Listed property offers extensive accommodation whilst retaining much of the original period detail including fireplaces, sash windows, flagstone floors and with an impressive inglenook with bread oven and a former dairy with slate shelving. The principal reception rooms provide well-proportioned accommodation with country views. The farmhouse has been extensively renovated and the adjacent stone barn has been converted into a two bedroom annex which can be incorporated into the main house or used as separate accommodation. The land is divided into several paddocks with a further 5.5 acres available by separate negotiation. The range of traditional outbuildings include six stables, a tack room, a large tractor barn, a threshing barn and a sand school. Hill Farm is situated within attractive rolling downland, designated as an Area of Outstanding Natural Beauty. The adjacent quiet country lane provides access onto the picturesque downland hamlet of Gatcombe as well as direct access to bridleways providing excellent walking and horse riding throughout the surrounding countryside. The property has easy access to the Island's principal town of Newport (approximately 3 miles) whilst mainland ferry connections are also easily accessible. This central location means that Hill Farm is well placed to access the array of attractions available on the Island including the beaches along the south coast, the numerous harbours and marinas.

Master Bedroom With far reaching views across the valley. Original fireplace. Bathroom en suite Tiled throughout, bath with shower and glazed screen over, pedestal basin and WC. Heated towel rail. Separate WC Bedroom 2 A good sized double bedroom with fireplace. Views over the countryside. Bedroom 3 A double bedroom with fireplace. Window overlooking the front with rural views across the valley. Bedroom 4 A further double bedroom with fireplace.

West Wing Annex Ground Floor Front Porch With wooden front door and slate floor. Sitting Room Former Brewhouse with flagstone floor and large inglenook fireplace with wood burning stove and original bread oven. Window overlooking rear garden. Door to garden. Stairs to first floor and access to main house. Kitchen Originally The Dairy with dual aspects overlooking the garden and farm buildings. Flagstone floor with cream shaker style units with original slate work surface. Space for range cooker with double extractor hood over. Space and plumbing for dishwasher. Enamel sink unit with mixer tap. Large timber beam to ceiling. Dining Room Originally part of the barn which has now been converted to provide a well-proportioned room with engineered oak flooring and bi-fold doors to the garden. First Floor Landing Windows overlooking the garden. Bathroom Comprising a freestanding bath, shower with electric Mira shower, wash basin with slate surround and WC. Black and white tiled floor. Heated towel rail.

Bedroom 1 A generous sized bedroom with views to the rear garden. Shower Room en-suite Comprising large walk-in shower with natural stone tiling and glazed screen, pedestal basin and WC. Black and white tiled floor. Heated towel rail. Bedroom 2 A double bedroom. Outside A wooden gate leads to an enclosed lawned area with stone walling and borders with mature wisteria to the front elevation and gravel pathway to front door. There are two vehicular entrances to the property; the lower access leading to a gravel parking area with access to the threshing barn and the granary. The second vehicular entrance at the top of the property provides direct access to the stable block and large agricultural double height barn which is adjacent to the annex with further tractor storage to the rear. There is an enclosed area to the rear of the property laid to lawn with gravel and flagstones and a large courtyard beyond leading to the impressive range of stone outbuildings. Tractor Barn Double height barn with double doors opening onto Rectory Lane. Stable Block A stone building comprising five stables, pony stable and tack room. The Granary Comprising two floors, timber clad elevations under a slate roof. Threshing Barn A former threshing barn with some of the original thatch still in place under a corrugated iron roof, currently used as a forge with mezzanine floor. Large double doors to the front and to the rear. Beyond is a concrete yard and Sand School ( 37m x 15m). Alongside the threshing barn is access to the paddock with Pole Barn (11.4m x 7.2m). Gateway into the lower paddock and a traditional orchard with apple, cherry and plum trees. Deciduous trees have been planted to some of the boundaries. Further hillside paddocks and mature woodland above the sand school.

An overage clause applies to the Threshing Barn and Stable Block, should they be converted for residential use. Lot 1 Comprising Farmhouse, outbuildings set in 12.27 acres Lot 2 Comprising 5.54 acres on the opposite side of Rectory Lane, available by separate negotiation. d Council Tax Band F Tenure Freehold Services Mains water is supplied free of charge to the house, buildings and fields. Mains electricity. Private drainage. Electric off peak storage heaters to most rooms. The oil fired Aga provides domestic hot water to most of the main house and the annex. Off peak electric immersion provides hot water to the master ensuite.

Waterside House, 72a High Street Cowes Isle of Wight PO31 7RE Tel: (01983) 200880 cowes@spencewillard.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 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.

Viewings All viewings will be strictly by prior appointment with the sole selling agent Spence Willard

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