Property Description

Lower Yard Farm House is situated on the outskirts of Godshill. The resort town of Shanklin approximately 10 minutes drive away whilst the Island’s principle town of Newport is also approximately 10 minutes drive away. Lower Yard Farm has been refurbished to a very high standard during the last year to provide 4 bedrooms, sitting room, living room, farmhouse kitchen and utility room. Lower Yard Farm stands in just under 2 acres and benefits from 2 Holiday Cottages both of which have been refurbished to a high standard. The outbuildings comprise a Stable Block, Offices, Laundry, Kitchen and WC. There is also a large Barn/Workshop - ideal for the car enthusiast.
Lower Yard Farm has been the subject of a great deal of expenditure in the last year by the current owners with virtually everything replaced or refurbished to a very high standard including new bathrooms, kitchen, heating, general décor and soft furnishings have all been tastefully done. The two Holiday Cottages have also been completely refurbished with new kitchens, bathrooms, interior doors and central heating. The two cottages provide income in the region of £25,000 p.a. with an additional income available from the rental of office space. The outbuildings have also been treated to the same attention to detail with new offices incorporated into the stable block and still leaving 3 loose boxes, tack room, a laundry, kitchen and toilet facilities. The main barn has been converted to an immaculate workshop and storage area ideally suited to a motor enthusiast. There is a large area of parking which could accommodate a number of commercial vehicles should you wish to run a business from home (subject to any change of use required).

GROUND FLOOR

OPEN PORCH
With brick dwarf walls and substantial oak framing.

HALLWAY
Hardwood front, feature beam. Stairs to first floor. Open to kitchen/diner.

LIVING ROOM 5.76m (18'11") x 4.90m (16'1") Feature brick fireplace with substantial Oak mantle, flag stone hearth with inset coal effect stove. Exposed feature beams. Wall lights. Victorian style radiators.

SNUG 4.14m (13'7") x 5.00m (16'5") max
Open fire with stone surround and timber mantle. Exposed refurbished beams. Slate window sills. Victorian style radiators. Panel to dado height.

FARMHOUSE KITCHEN 8.05m (26'5") max x 3.76m (12'4")
Fitted with a range of bespoke wall and base kitchen units, incorporating dishwasher, butler sink with antique swan neck tap, built in fridge/freezer and an Aga taking pride of place within chimney. Vaulted and beamed ceilings. Tiled flooring. Hardwood French style doors to garden.

UTILITY ROOM 1.95m (6'5") x 1.54m (5'1")
Fitted with wall cupboard unit. Access to loft space. Space and plumbing for washing machine. Space for tumble dryer. Space for fridge/freezer. Work top with ceramic hob.

REAR LOBBY/BOOT ROOM
With ample space for coats hanging. Cupboard housing hot water cylinder.

WC
Fitted with a suite comprising corner wash basin and WC. Tiled flooring. Slate window sill. Panel walls.

FIRST FLOOR

LANDING
Staircase with galleried landing with oak balustrade. Exposed beam. Stairs to second floor.

BATHROOM
Fitted with a suite comprising slipper shaped bath with antique style shower and hand set. Corner shower with a thermostatic shower. Slate window sill. Low level WC. Wash basin. Victorian style radiator/towel rail.

BEDROOM 2 3.02m (9'11") x 5.64m (18'6")
Range of built in wardrobes. Enjoying superb southerly aspect and Views across the countryside. Slate window sills. Wall lights.

BEDROOM 3 4.98m (16'4") x 3.05m (10')
Built in double wardrobe. Dual aspect. Slate window sills. Wall lights. Exposed beams. Built in wardrobe.

BEDROOM 4 3.12m (10'3") x 2.79m (9'2")
Enjoying the same superb rural views and southerly aspect. Built in cupboard. Wall lights.

SECOND FLOOR

MASTER BEDROOM 3.70m (12'2") x 9.14m (30') MAX Enjoying a dual aspect with superb views across countryside and Stenbury Down. Concealed lighting. Exposed beams and vaulted ceiling. TV point, Telephone point. Window overlooking grounds. Built in wardrobe.

EN-SUITE BATHROOM
Fitted with a stylish suite comprising double ended bath, semi circular shower with thermostatic shower, WC and vanity wash basin with marble top. Beamed vaulted ceilings. Victorian style radiator/towel rail.

HEATING Oil fired central heating via panel radiators.

GARDENS

To the front of the property there is a typical English cottage garden with lawns, well stocked beds and borders and wisteria growing around the door. To the rear the immediate garden has been newly landscaped to provide a walled garden but at the same time enjoys views out over the paddocks to the newly installed kidney shaped duck pond complete with its own duck house. The gardens benefit from the afternoon and evening sun with summerhouse, incorporating chimney for the cooler evenings, with light and power, a flagstone terrace, lawned gardens and well stocked beds and borders. The grounds extend to approximately 2 acres of mown paddocks with a variety of specimen trees.

OUTBUILDINGS

Driveway with wrought iron double gates. Ample parking.

Garage 8.83m (29') x 3.12m (10'3") with light and power. Storage in roof space. Up and over door. Windows.

COUNCIL TAX Band F

THE HAYLOFT

The Hayloft is a three bedroom cottage which has been refurbished to a very high standard with newly fitted central heating system as well as new a kitchen and bathroom. The cottage is fully equipped to continue to cater for 6 people.

ENCLOSED PORCH
Space for coats hanging. Part glazed door to hall.

HALL
Stairs to first floor.

KITCHEN 2.99m (9'10") x 1.93m (6'4")
Fitted with a range of shaker style wall and base units with wood block effect work surface over. Tiled splash backs. Built in electric oven and hob with extractor hood over. Built in fridge/freezer. Bowl and a half bowl single drainer sink unit with antique style mixer tap over. Wood effect flooring. Part glazed door to garden.

SITTING ROOM 5.25m (17'3") max x 4.06m (13'4") Feature beam ceiling. Corner fireplace with flagstone hearth, brick surround and wooden mantle. Enjoying a dual aspect to front and side.

BATHROOM
Fitted with a suite comprising panel bath with ‘Mira’ shower over, low level WC and hand wash basin. Heated towel rail. Shaver point. Tiled floor and splash backs. Halogen down lighters.

HEATING
Central heating via panel radiators provided by easily maintained by electric boiler which also provides domestic hot water.

FIRST FLOOR

LANDING
Feature beam ceilings. Sky light window.

BEDROOM 1 3.93m (12'11") max x 4.08m (13'5")
Enjoying a dual aspect. Velux sky light windows. Feature beam ceilings. Built in wardrobes and cupboard over stairs.

BEDROOM 2 4.19m (13'9") x 1.95m (6'5")
Twin bedded room. Window to rear aspect.

BEDROOM 3 2.69m (8'10") x 2.08m (6.10'") Window to side aspect.

THE MILK PARLOUR

A two bedroom bungalow again refurbished to high standard with newly installed central heating, kitchen and bathrooms as well as general decoration carpeting

HALL
Space for coats hanging. Door to inner hall.

INNER HALL
Doors off to all rooms.

SITTING ROOM 4.06m (13'4") x 3.22m (10'7") Enjoying a dual aspect with far reaching countryside views. Corner fireplace with flagstone hearth, brick surround and wooden mantle.

KITCHEN 2.43m (8') x 2.20m (7'3")
Fitted with a range of shaker style wall and base units with wood block effect work surface over. Built in electric oven and hob with extractor hood over. Bowl and a half single drainer sink unit with antique style mixer tap over. Built in fridge/freezer. Wood effect flooring. Part glazed door to garden.

BEDROOM 1 3.14m (10'4") x 2.31m (7'7") Built in wardrobe. Window overlooking garden.

BEDROOM 2 2.18m (7'2") x 2.48m (8'2") max Built in wardrobe. Window overlooking garden.

HEATING
Central heating via panel radiators provided by easily maintained by electric boiler which also provides domestic hot water.

BATHROOM
Fitted with a suite comprising panel bath with ‘Mira’ shower over, low level WC and hand wash basin. Heated towel rail. Shaver point. Tiled floor and splash backs. Halogen down lighters.

OUTSIDE
To the front of the property is a cottage style garden, mainly laid to lawn with established shrubs and borders. To the rear the gardens are laid to lawn with side pedestrian access.

Outbuildings

Tack room. WC. Tack /store rooms. Sink unit. Store cupboard with entry from both rooms. Light and power.

Stable/office building with three brick built loose boxes 10.43m (34'3") x 5.30m (17'5"). Currently used as work shop. Light and power. Office block 5.30m (17'5") x 4.45m (14'7"). Laundry room 4.00m (13'1") x 2.46m (8'1") max. With plumbing for three washing machines. Work surface. Linen store cupboard. Entrance hallway with kitchenette. Work surface with cupboard under. Stainless steel single drainer sink unit. WC off. Main office with vaulted ceiling. Fitted with telephone points. Halogen down lighting. NOTE: Planning consent for three additional holiday cottages. Under TCP 17402/E was granted in 2007.

Main barn.

Ideal for the motor enthusiast. Main workshop 15.73m (51'7") x 7.97m (26'2") recess fitted with a range of storage units. Parking for a number of vehicles. Roller door. Mezzanine storage floor. Lean to further storage 7.28m (23'10") x 4.38m (14'4") and double doors leading to garden machinery store/tractor garage 4.33m (14'2") x 3.69m (12'1").

Lower Yard Farm, Newport Road, Godshill, Isle of Wight PO38 3LY

VIEWING by appointment with Country Homes Department, Newport Office Tel (01983) 538090

Email: country_homes@hose-rhodes-dickson.co.uk
Website: www.hose-rhodes-dickson.co.uk

Agents Notes

Our description of any appliances and/or services (including any central heating system) should not be taken as any guarantee that these are in working order. None of the statements contained in these particulars as to this property are to be relied upon as statements or representation of fact nor is it intended to form any part of any contract.

Especially if travelling long distances, if there is any point of particular importance, please contact the office who will be pleased to clarify the information.

Floor plans are a schematic and are for guidance only. All measurements are approximate. Please note that if our photographs depict the property in a furnished condition, on completion all furnishings will be removed unless specifically mentioned elsewhere as being included in the sale.