Guide price: 695,000 Freehold. Float Farm Oast, Float Lane, Udimore, Rye, East Sussex TN31 6BY

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2 Located in the Brede Valley on the southern slope of Udimore Ridge adjoining farmland and enjoying distant rural views. Four miles to the west is the Ancient Town and Cinque Port of Rye renowned for its historical associations, medieval fortifications and fine period architecture. The town has a comprehensive range of shopping facilities and an active local community, with the arts being strongly represented. Rye Festival is held annually and a two screen cinema complex has recently opened. From the town there are local train services to Brighton and to Ashford from where there are high speed connections to London St Pancras (37 minutes) and to the Continent via Eurostar. The M20 may be joined at Ashford. To the west is the historic town of Hastings with its seafront and promenade, whilst inland are Battle with its Abbey and Tenterden with its tree-lined High Street. Sporting facilities in the area include golf at Rye and Cooden, sailing on the south coast and many fine coastal walks. Float Farm Oast is an attractive detached double kiln oast conversion with an attractive exterior of mixed mellow brick and part weather-board clad elevations set with mullioned casement windows under a pitched Kent peg tiled roof with twin square kilns. We understand that the property dates back to the 18th Century and is listed as being of architectural and historic interest Grade II. The property is understood to date from the late 18th century and was converted to a dwelling in the 1980's. The original character of the barn is retained within the interior with the original kiln furnaces on the ground floor, exposed timber framing, flagstone and brick flooring and external wooden stairs. The property is approached by a pea beach driveway leading to a paved terrace with external stairs rising to the first floor accommodation. On the ground floor there is a front door with a full height vertical mullioned picture window to one side opening into a reception hall with a flagstone and brick paved floor, stairs to the first floor, a double clothes hanging cupboard and a boiler cupboard housing an oil boiler and hot water cylinder. The utility/laundry room has a stainless steel sink unit with a cupboard under and a roll top work surface with tiled surrounds and space below for a washing machine and tumble dryer. From the reception hall a wide opening leads to an inner hall/dressing room with exposed bases to the hop kilns and a range of fitted wardrobe cupboards. A connecting door opens to the triple aspect master bedroom with an en-suite shower room with white fitments comprising a wash hand basin, a tiled shower cubicle and a close coupled WC. Also on the ground floor are three further bedrooms with exposed timbers and a fully tiled family bathroom with fitments comprising a wash hand basin set into vanity unit, a panelled bath with a separate shower above and a close coupled WC. On the first floor there is a split level galleried landing with a part vaulted beamed ceiling, hatch to roof space and a front door to the external balcony with stairs descending to the ground level. The cloakroom has fitments comprising a close coupled WC and a pedestal wash hand basin. The triple aspect living room has a vertical mullioned picture window to the front providing distant rural views and a part vaulted beamed ceiling with massive exposed collar timbers. The double aspect kitchen/breakfast room is within one of the square kilns and has a 9 6 ceiling height with tall skylight windows providing far reaching rural views. The kitchen is fitted with an extensive range of bespoke Shaker style units with Iroko work surfaces incorporating a peninsular breakfast bar, a free standing range master cooker with six halogen rings, a double oven and twin extractors above, an integrated Bosch dishwasher, a ceramic one and a half bowl sink unit with chrome mixer tap and waste disposal system, Hotpoint built in larder fridge and matching Hotpoint freezer, a wine rack and a Smeg microwave /oven/ rotisserie. The double aspect dining room is located in the adjacent square kiln. Outside: Float Farm Oast is accessed via a wooden five bar gate which opens to a gravelled area of parking and the garage. The established gardens extend mainly to the rear of the house and are laid principally to lawn with an Indian stone terrace, deep mixed borders planted with shrubs, perennials and some annuals. There is an old damson tree. To the far end of the garden is a cedar summerhouse and decking from which there are far reaching views of the countryside across the Brede Valley.

3 Guide price: 695,000 Freehold Float Farm Oast, Float Lane, Udimore, Rye, East Sussex TN31 6BY A detached Grade II Listed period oast house set off a country lane in the picturesque Brede Valley at the base of the southern slope of the Udimore Ridge. Reception hall Cloakroom Triple aspect living room with vaulted ceiling Dining room Kitchen/breakfast room Utility/laundry room Galleried landing Master bedroom with en-suite shower room and dressing room Three further bedrooms Family bathroom Oil central heating Detached garage Garden of about 0.25 of an acre

4 Directions: From Rye, take the B2089 in a westerly direction towards Battle. Upon entering the village of Udimore turn left, just after passing Tibbs Farm on the right, into Float Lane and proceed down the escarpment towards the valley floor where the property will be found on the right hand side after about 0.7 of a mile immediately adjacent to Float Farmhouse and farm buildings.

5 Bedroom 1 14'9 (4.50) x 12'1 (3.68) Kitchen / Breakfast Room 14'7 (4.45) x 14'6 (4.42) Dining Room 14'7 (4.45) min x 14'6 (4.42) Denotes restricted head height Up Utility Down Bedroom 4 8'4 (2.54) x 6'5 (1.96) Living Room 20'5 (6.22) min x 17'4 (5.28) Garage 12'7 (3.84) x 11'7 (3.53) Bedroom 2 12'11 (3.94) x 8'4 (2.54) Bedroom 3 9'8 (2.95) x 8'2 (2.49) GROUND FLOOR APPROX. GROSS INTERNAL FLOOR AREA 2194 SQ FT SQ METRES (EXCLUDES RESTRICTED HEAD HEIGHT & INCLUDES GARAGE) Copyright nichecom.co.uk 2016 Produced for Phillips & Stubbs REF : FIRST FLOOR Whilst every attempt has been made to ensure the accuracy of the floor plan contained here, measurements of doors, windows and rooms are approximate and no responsibility is taken for any error, omission or misstatement. These plans are for representation purposes only as defined by RICS Code of Measuring Practice and should be used as such by any prospective purchaser. Specifically no guarantee is given on the total square footage of the property if quoted on this plan. Any figure given is for initial guidance only and should not be relied on as a basis of valuation.

6 Viewing Arrangements : Strictly by appointment with Phillips & Stubbs Important Notice: Phillips & Stubbs, 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 our own behalf or on behalf of their clients 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. These particulars have been provided in good faith and, whilst we endeavour to make them accurate and reliable, if there are any points of particular importance to you please contact our office and we will make further enquiries on your behalf. 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 regarding alterations. Phillips and Stubbs have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. All contents, fixtures, fittings and electrical appliances are expressly excluded from the sale unless specifically mentioned in the text of the sales particulars. A wide angle lens has been used in the photography Cinque Ports Street, Rye, East Sussex TN31 7AN rye@phillipsandstubbs.co.uk Mayfair Office, 15 Thayer Street, London W1U 3JT mayfair@phillipsandstubbs.co.uk