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. An attached Victorian property, formerly the school house to Udimore Primary School which closed in 1971. The property is of mellow brick external facing elevations set with mainly double glazed windows beneath a pitched tiled roof. A particular feature of this property is the conservatory and raised deck which look directly over the gardens to farmland beyond. The adjoining building, which was the former classroom, is under separate ownership and is let as 3 craft/artisan units with restricted hours and operating conditions. Further information upon request. The property is approached via steps up to a part glazed entrance door leading to an entrance vestibule with an old brick floor and inner front door opening into a hall with stairs to the first floor and a cloakroom off with a stripped pine panel door, a low level w.c with a concealed cistern, a wash basin with a cupboard under and a tiled splash back. Also leading off the hall is a shower room with a tiled cubicle with an oversized antique style shower rose. The sitting room has arch windows to the front with rural views, an open fireplace with a fitted wood burning stove and two built-in storage cupboards with display shelving above. The open plan dining room and kitchen comprises two distinct areas. The dining room has a built-in shelved china cupboard with old pine doors, a fitted wood burner on a tiled hearth and a shelved larder cupboard. The kitchen, which has a window overlooking the courtyard, is fitted

with an extensive range of Shaker style wall and base units with panelled door and drawer fronts, beech work surfaces, an inset Butler sink with a swan neck mixer tap and granite drainer, tiled splashbacks, five burner gas range with electric double oven below, integrated dishwasher, built in fridge and freezer, terracotta tiled flooring and a door to outside. From the dining room, an open archway leads to a conservatory with a double pitched glazed roof, exposed brick work, arched double glazed windows and double doors to outside opening onto a raised deck from where there are far reaching views. On the first floor, the landing has access to the roof space, panelling to one wall and a built-in airing cupboard. Bedroom 1 is double aspect with fine rural views and has exposed old pine flooring. Bedroom 2 has built-in wardrobes with panelled doors to one wall and coving to the ceiling. Bedroom 3 has a white painted fireplace with a cast iron grate and outer surround. The bathroom has white fitments comprising a low level w.c, a wash basin and a cast iron roll top bath. Outside: The property is approached from Float Lane via a pair of gates opening onto a gravelled area providing off road parking for several vehicles which in turn gives access to a single garage. A gate leads to a rear courtyard where, adjoining the kitchen, is a utility roomwith a range of wall and base units, a one and half bowl sink and drainer unit with mixer tap and plumbing for a washing machine. Opposite is an attractive brick outbuilding with a slate tiled roof divided into three useful storage areas. The mature garden adjoins farmland and is laid mainly to gently sloping lawn enclosed by hedging, interspersed with shrubs and flower borders. From the garden, a pedestrian gate leads to the parking area for the artisan units where the School House has two further parking spaces. Directions: Leave Rye in a northerly direction on the B2089 and proceed for about 3 miles. Take the second turning on the left in Udimore into Float Lane. School House forms part of the first property on the right hand side.

Guide price: £565,000 Freehold

School House, Float Lane, Udimore, Rye East Sussex TN31 6AS

� Entrance vestibule � Hall � Sitting room � Open plan kitchen & dining room � Conservatory � Cloakroom � Utility room �

Three double bedrooms � Shower room � Bathroom � Oil central heating � EPC rating E � Garage � Off road parking for several vehicles � Various useful stores � Garden of approaching one third of an acre

A BEAUTIFULLY PRESENTED, ATTACHED FORMER HEAD MASTER’S HOUSE SITUATED IN AN ELEVATED POSITION AND ENJOYING SPECTACULAR FAR REACHING VIEWS OVER FARMLAND IN THE BREDE VALLEY.

Copyright nichecom.co.uk 2016 Produced for Phillips & Stubbs REF : 86581

GROUND FLOOR

OUTBUILDING

FIRST FLOOR

APPROX. GROSS INTERNAL FLOOR AREA 1720 SQ FT 159.8 SQ METRES (EXCLUDES OUTBUILDING & UTILITY)

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 anyerror, 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.

Kitchen16'8 (5.08)x 8'10 (2.96)

Dining Room12'10 (3.91)x 11'5 (3.48)

Conservatory16'4 (4.98)x 10'8 (3.25)

Sitting Room15'1 (4.60) maxx 14'6 (4.42) Patio

Store�12'9 (3.89)

x 5'7 (1.70)

����Utility�7'5 (2.26)

x 7' (2.13)

Bedroom 312'10 (3.91) maxx 11'5 (3.48)

Down

Bedroom 216'8 (5.08) maxx 9'1 (2.77)Bedroom 1

15'1 (4.60) maxx 14'7 (4.45)

Up

EntranceHall

Porch

47-49 Cinque Ports Street, Rye, East Sussex TN31 7AN 01797 227338 rye@phillipsandstubbs.co.uk Mayfair Office, 15 Thayer Street, London W1U 3JT 0870 1127099 mayfair@phillipsandstubbs.co.uk

www.phillipsandstubbs.co.uk

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.