Selby s Farm LEIGH ROAD HILDENBOROUGH TONBRIDGE KENT

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1 Selby s Farm LEIGH ROAD HILDENBOROUGH TONBRIDGE KENT

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3 Selby s Farm LEIGH ROAD HILDENBOROUGH TONBRIDGE KENT TN11 9AQ Superb Grade II listed country property of historic interest with secondary accommodation, delightful gardens and excellent equestrian facilities Hall, Drawing Room, Dining Room, Sitting Room, Study, Kitchen/Breakfast Room, Utility Room, Cloakroom, Wine Store, Boiler Room Vaulted Master Suite, Guest Bedroom with En Suite, Three further Bedrooms (one with a bath), Family Bathroom, Separate W.C. Annexe: Reception Room, Bedroom with Kitchenette, Shower Room Studio, Oak Frame 3 Bay Garage, Store room, Stables, Tack Room, Log Store, Garden Store, Summerhouse Hay Barn, 3 Field Shelters Tennis Court, Delightful Gardens, Post and Rail Paddocks to 20 acres including a Stallion Paddock, Further 20 acres of grassland Total area about acres EPC = Listed Savills Sevenoaks 74 High Street Sevenoaks Kent TN13 1JR sevenoaks@savills.com savills.co.uk

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5 Description Selby s Farm is a superb and immaculately presented Grade II listed farmhouse. The house dates from 1450s and was formerly a hall house with features including exposed oak wall and ceiling timbers including a dragon beam in the dining room, an impressive vaulted ceiling in the master bedroom with king post, high ceilings, thumb latch doors and inglenook fireplaces. The house sits in delightful gardens and grounds, which provide an attractive backdrop and a high degree of privacy. The pastureland includes a number of post and rail paddocks with field shelters and a hay barn. Also of note are the various outbuildings comprising an annexe, stabling, garaging, a studio, summerhouse and garden store. The principal reception rooms provide well proportioned and elegant entertaining areas and comprise a drawing room with a bay window to the front and a double aspect dining room. Both rooms have inglenook fireplaces and attractive views over the front garden. The sitting room is also double aspect and has French doors opening to the terrace, a range of fitted bookshelves and a fireplace. There is a study with an outlook to the rear. The kitchen/breakfast room is fitted with a bespoke range of maple wall and base units with work surfaces over incorporating a double butler sink. A matching island unit provides storage and a breakfast bar, and there is a separate walk-in larder cupboard. There is a 2 oven Aga, set within a brick recess with a bread oven to one side. Other appliances include Smeg oven, Neff fridge and Gaggenau freezer, Siemens dishwasher and space for a microwave. The utility room has fitted maple storage cupboards, a butler sink and plumbing for washing machine and space for a tumble drier. There is a Twin Tec water softener, walk-in storage cupboard and access to the side courtyard. The first floor landing has access to an eaves storage cupboard and the second floor. The master suite comprises an impressive double aspect vaulted bedroom which enjoys views over the gardens and grounds. There are exposed wall and ceiling timbers with a king post. The spacious triple aspect dressing room is fitted with a range of fitted maple wardrobes and a full height wooden mullion window to the rear. The en suite bathroom by Badger Bathrooms is well appointed with a bath, separate shower cubicle, W.C., and pedestal wash basin. The guest bedroom is double aspect with an en suite shower and basin. The third bedroom has an outlook over the front garden and a walk in dressing area, with fitted storage cupboards and a feature wooden frame cusped internal window. There is a connecting door to the master suite. Arranged over the second floor are two bedrooms both with vaulted ceilings and connected by double doors. One of the bedrooms has a bath and wash basin set within a recess, and an exposed brick chimney breast. The family bathroom and separate W.C. complete the internal accommodation. There are two external rooms, one is a wine store and the other a boiler room. Outbuildings The C17th timber framed Annexe The annexe was formerly a cart house and later a forge, and has been converted to provide a quadruple aspect sitting room with a raised fireplace and two pairs of French doors to the garden. Stairs rise to the first floor where a vaulted bedroom is located with charming wooden sliding shutters to the windows and a cupboard housing a kitchenette. There is a well appointed shower room with shower, wash basin and W.C. completing the accommodation. Studio The studio comprises two rooms currently providing a workshop and games room. The Stables Set within a timber frame barn with a cat slide roof, are three stables with Victorian style Monarch steelwork and hardwood features, comprising two loose boxes and one larger foaling box. To one side is a tack/feed room and to the rear is an extensive store. The Garaging An English Heritage oak frame building comprising three open bay garages and a storeroom to one side. An implement store provides good garden storage.

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7 There is a steel framed hay barn with Yorkshire boarding and hard standing. The house is approached over a brick block driveway which leads to the side courtyard providing ample parking for a number of cars and the garaging, stables, studio and implement store are located here. There is an access gate to the pastureland. The delightful established gardens are well maintained and comprise a number of hedge enclosed lawned areas. The front garden has flower beds to the front of the house and a path leading to the front door, with a variety of shrubs and trees to the front boundary including a robinia tree. The south facing side garden features a terrace area and timber summerhouse with power and light connected, and a number of fruit trees with rambling roses. To the rear is a kitchen garden with well stocked borders including roses, surrounding a manicured lawn, paved terraces, one of which has a timber arbour adorned with wisteria. There is a further lawned garden featuring a magnolia tree. A vegetable garden comprises a number of raised beds, herb garden, raspberry canes, greenhouse with power and water, and a garden shed with power. Adjacent to the vegetable garden is the tennis court which was refurbished in The pastureland comprises a total of 40 acres of which approximately 20 acres fenced with Norcroft redwood post and rail fencing with boarded corners. One of these paddocks has stallion fencing. Water is supplied to all paddocks and there are field shelters in three paddocks. Situation Selby s Farm is located in a semi-rural position within the Greenbelt, about 1 mile from the centre of Hildenborough which offers local amenities, a church, village hall, library, primary school, two private schools, public houses and Dame Kelly Holmes cafe Hildenborough station is about 1.6 of a mile and there is excellent access to the motorway network via the A21. Local Shopping: Hildenborough (1 mile). Comprehensive Shopping: Sevenoaks (3.1 miles), Tonbridge (2.5 miles), Tunbridge Wells and Bluewater. Mainline Rail Services: Hildenborough (1.6 miles) to Charing Cross/Cannon Street. Primary Schools: Hildenborough C of E, Stocks Green, St Margaret Clitherow Catholic, Weald, Long Mead and Leigh. Secondary Schools: Judd Boys Grammar in Tonbridge, Tonbridge Girls Grammar and Weald of Kent Girls Grammar. Hillview School for Girls, Bennet Memorial Diocesan School, St. Gregorys RC School, Hugh Christie Technology College and Hayesbrook School for Boys. Private Schools: Sackville School, Fosse Bank Independent Primary School in Hildenborough. The Preparatory Schools at Somerhill. Hilden Oaks and Hilden Grange in Tonbridge. Tonbridge School and Sevenoaks Schools. Sporting Facilities: The Nizels Golf and Health Club (3.1 miles) and other golf clubs including Knole, Sevenoaks, Wildernesse, Hilden Park Golf and Leisure Club and Sevenoaks Sports and Leisure Centre. Horse riding and bridle paths in the local vicinity. Motorway Links: The A21 is easily accessed and links with the M25, other motorway networks and Gatwick and Heathrow Airports.

8 Wine store Selby's Farm, Hildenborough Gross internal area (approx.) House sq m (3518 sq ft) For identification only - Not to scale Trueplan (UK) Limited Utility room Study Kitchen / Breakfast room 6.81 x '4'' x 15'2'' Boiler room Dining room 5.33 x '5'' x 15'4'' Drawing room 5.86 x '2'' x 15'0'' Sitting room 4.97 x '3'' x 11'9'' Ground floor

9 Eaves access Bedroom 5.93 x '5'' x 13'2'' Bedroom 3.96 x '0'' x 12'7'' Dressing room 4.70 x '5'' x 11'8'' Eaves access Eaves access Eaves access Second floor Master bedroom 6.38 x '11'' x 15'5'' Bedroom 4.56 x '11'' x 13'9'' Bedroom 3.81 x '6'' x 12'6'' First floor

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11 Selby's Farm, Hildenborough Gross internal area (approx.) Studio sq m (542 sq ft) Implement Store sq m (68 sq ft) Stable Block / Garage sq m (1026 sq ft) Annexe sq m (736 sq ft) For identification only - Not to scale Trueplan (UK) Limited For identification only - Not to scale Trueplan (UK) Limited Implement store 7.58 x '10'' x 14'8'' 4.48 x '8'' x 11'6'' Stable 3.56 x '8'' x 11'4'' Studio Stable 3.57 x '8'' x 11'4'' Stable 4.55 x '11'' x 11'4'' Tack room Three bay garage 8.03 x '4'' x 15'2'' Log Store Sitting room 7.32 x '0'' x 14'2'' Bedroom 4.75 x '7'' x 14'1'' Ground floor First floor

12 The Annexe

13 Directions From our office in Sevenoaks proceed in a southerly direction towards Hildenborough joining the B245. Continue through Hildenborough turning right at the traffic lights on to Leigh Road. Continue along this road for about 0.7 of a mile where Selby s Farm will be found on the left hand side. General Remarks Services: Gas fired central heating. All mains services connected. Private pump system connecting to mains drainage. Outgoings: Tonbridge & Malling Borough Council Tax Band H rates for 2017/2018 3, The Annexe g ( Annexe sq m (736 sq ft) Sitting room 7.32 x '0'' x 14'2'' Bedroom 4.75 x '7'' x 14'1'' Ground floor First floor The Annexe

14 Viewing Strictly by appointment with Savills on Important Notice Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. AB/

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