Balsams HERTFORDSHIRE

Balsams HERTFORDSHIRE

Balsams STANDON, HERTFORDSHIRE Bishop s Stortford 6 miles (Liverpool St 38 mins), Hertford 11.5 miles Cambridge 34 miles, Central London 31 miles (Distances and timings approx) An impressive period country house set in a delightful rural location. Main House Entrance hall Reception hall Drawing room Dining room Garden room Study Kitchen / Breakfast room Sitting room Pantry Utility room Master bedroom 6 further bedrooms 3 bathrooms/shower rooms Playroom and large store room on second floor Pool complex with gym, changing room, shower room, machinery store and office Beautifully presented garden and grounds with lake In all about 10 acres Bishop s Stortford 26 North Street, Bishop s Stortford Hertfordshire CM23 2LW Tel: +44 1279 213340 paddy.pritchard-gordon@knightfrank.com www.knightfrank.co.uk Country Department 55 Baker Street, London W1U 8AN Tel: +44 20 7861 1070 bruce.tolmie-thomson@knightfrank.com 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 brochure.

Location Balsams is situated close to the historic market town of Bishop s Stortford, which has a selection of restaurants, boutique shops and a Waitrose. More comprehensive shopping in Cambridge and London, both of which are very accessible. M There is good access to London, M25, M11 and the North via the A10. T Bishops Stortford (6 miles) to London Liverpool St approx. 38 mins, Ware (4 miles) to London Liverpool Street approx.. 45 minutes. Hertford North (7 miles) to London Moorgate approx. 42 mins. A Stansted E There G Local Airport is 15 miles. Heathrow airport is also easily accessible being just 50 miles away. is a wide choice of schooling available including Bishop s Stortford College, St Edmund s College, Heathmount and Haileybury College. courses include Hanbury Manor, East Herts and Bishop s Stortford.

Property Balsams is a fine Arts and Crafts style house set well within its own grounds in a peaceful and tranquil setting near Much Hadham. The main part of the house was built around the turn of the century, with later additions including a side extension and outbuildings. The ground floor is well laid out and offers flexible living space. The main reception hall benefits from a double height ceiling with galleried landing, which leads to the charming drawing room and dining room, off which lies the garden room with far reaching views over the gardens and lake. The hall flows through to the spacious kitchen / breakfast room, which also benefits from stunning views over the gardens. Beyond the kitchen/breakfast room is a well-equipped utility room, large pantry and access to the gardens. There is excellent living accommodation throughout the first floor. The master bedroom has commanding views over the gardens and there are a further 6 bedrooms on this floor, all of a good size. There are two family bathrooms and a shower room. On the second floor, there is a spacious playroom and excellent storage space.

Reception Bedroom Bathroom Kitchen/Utility Storage Terrace Recreation Approximate Gross Internal Floor Area Main House = 504 sq.m (5,432 sq.ft) Garage = 48 sq.m (518 sq.ft) Outbuilding = 225 sq.m (2,422 sq.ft) Tractor Barn = 59 sq.m (637 sq.ft) Bike/Tools = 30 sq.m (328 sq.ft) Total = 866 sq.m (9,337 sq.ft) Quoted Area Excludes External Room Ground Floor First Floor Second Floor Floor above Tractor Barn This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan,please check all dimensions, shapes & compass bearings before making any decisions reliant upon them. Outbuilding

Gardens and Grounds The property has approximately 10 acres of beautiful gardens, which are predominantly laid to lawn but also comprise a lake, pond, herbaceous borders, mature trees and a tennis court. There is also a greenhouse within the vegetable garden. To the front of the house there is a large gravel parking are, and to the south of the house the terrace runs the full length of facade. The outbuildings comprise a pool complex, which was built by the current owners and includes a heated indoor pool, gym, sauna, changing room and shower. There is also a three car garage and a tractor and machinery store.

Not to scale. For indentification purposes only.

Services Oil fired central heating. Mains water and electricity. Private drainage. Fixtures and Fittings Only those mentioned in these sales particulars are included in the sale. All others, such as fitted carpets, curtains, light fittings and garden ornaments, are specifically excluded but may be made available by separate negotiation. BALSAMS Local Authority East Herts District Council. Tel: 01279 655 261 Directions (SG11 1NS) From the A120 heading East or West, head south through the old part of Standon village, pass the church on the left and carry on up the hill. At the first junction bear right towards Much Hadham and then turn right after about 300 yards, Balsams is the second gate on the right. Viewing Viewing is strictly by appointment only via Knight Frank LLP. Note: This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationary office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. ES100017767. Important Notice: 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). 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. 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. VAT: The VAT position relating to the property may change without notice. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names. Photographs: July 2016. Particulars: March 2017. Kingfisher Print and Design. 01803 867087.