Brocas FarmL O W E R F R O Y L E I A L T O N I H A M P S H I R E I G U 3 4 4 N A

Hall | Drawing Room | Dining Room | Sitting Room | Morning Room | First Floor Study/Library | Kitchen/Breakfast Room | Larder | Utility Room | Cloakroom | Rear Hall/ Boot Room Cellar | Master Bedroom with Dressing Room and Bathroom | Guest Bedroom with Bathroom | 6 Further Bedrooms | 3 Further BathroomsCottage: Sitting/Dining Room | Kitchen | 2 Bedrooms | BathroomOutbuildings providing a Party Barn with W.C. and Kitchenette | Barn Storage | Garden/Store Room/Former Stable | Store Room | Carport | Tennis Court | Swimming Pool Stunning and well-kept mature garden and paddock | In all about 5.94 acres (2.40 hectares)

Alton 5.5 miles, Farnham 6 miles, Basingstoke 14.5 miles, Guildford 16.5 miles, London 46 miles via A31 and A3, Bentley Station 2.5 miles (London Waterloo from 60 minutes)

I The Property

Brocas Farm is a stunning Grade II listed Queen Anne

house having Elizabethan origins with later additions in

the 20th Century, and a contemporary octagonal

extension added to the rear of the house in 2008. The

house offers light and well-appointed accommodation,

making it a most fabulous family home. The kitchen/

breakfast room is an excellent size and has a larder

and doors out to the garden. The central hall, with its

imposing staircase, provides access to the principal

reception rooms being the drawing room with its open

fire and doors out to the garden, a delightful panelled

morning room with corner fireplace, sitting room with

good cupboards and fireplace, and finally the dining

room, off which there are steps leading to the kitchen.

To the rear of the house is an excellent lobby/boot

room providing access to the new extension which has

a first floor study/library, designed to take full

advantage of its delightful views over the garden and

surrounding grounds. Below the library is a

comfortable guest bedroom with adjoining bathroom.

The master bedroom has an adjacent dressing room

and bathroom. There are three further bedrooms on

this floor, with two bathrooms. To the second floor are

three further bedrooms and a bathroom. Throughout

the house there are numerous original features

including panelled walls, doors, window shutters and

timber framing of the Elizabethan period.

I Location

Brocas Farm sits on the edge of the highly sought after

and popular village of Lower Froyle. The neighbouring

village of Bentley, 2 miles away, has a local shop and a

doctor's surgery as well as a mainline station to

London Waterloo. Within Lower Froyle, and only a

short walk, is a good local pub, The Anchor. The

nearby market towns of Alton and Farnham provide a

wider selection of shops and leisure facilities, including

Waitrose stores. There is easy road access to London

via the A31, A3 or the M3. In the area are a number of

excellent independent schools including Alton School,

Lord Wandsworth College, Edgeborough,

Frensham Heights, St Swithun's, The Pilgrims’ School,

Prince’s Mead, Winchester College and

Peter Symonds 6th Form College. The rolling

Hampshire countryside that surrounds the village

provides many miles of public footpaths and

bridleways, ideal for walking, cycling and horse riding.

I Outside

The garden is a stunning feature of the property and lies

principally to the south of the house. The numerous

mature and well kept stocked beds are enclosed by

yew hedging and areas of lawn. There are terraces

adjacent to the kitchen and drawing room and a mature

wisteria adorns to the south east elevation. Beyond the

formal garden is a productive vegetable patch with a

soft fruit cage and an aluminium greenhouse. A grass

path leads through to the swimming pool area, and an

arboretum with numerous ornamental trees and an

Astroturf tennis court. The property is approached via a

five bar gate which opens onto a gravel drive leading to

a courtyard beside the house, providing parking and

turning. Within the courtyard is a stunning timber frame

barn, part of which has been converted to an excellent

party barn with a W.C. and kitchen. The remainder of

the barn can be used for garaging or machinery

storage. Also forming part of the courtyard is a former

stable, currently used as a workshop, and an open

carport. The cottage has a private access via a parking

area approached from the village lane, next to which is

a garage. On the ground floor there is a reception room,

kitchen, bedroom, bathroom and a further bedroom to

the first floor with a box room adjacent. It also has a

small private garden.There is a paddock which has

separate access from the village lane.

Bedroom4.44 x 4.0114'6" x 13'3"

Bedroom5.90 x 2.6519'3" x 8'9"

Bedroom5.82 x 2.6519'0" x 8'9"

Dn

Dn

Store Room4.55 x 2.4015'0" x 7'9"

Up

Wine Cellar6.00 x 4.8619'9" x 16'0"

Drawing Room6.45 x 4.86

21'3" x 16''0"

Kitchen/Breakfast Room

7.05 x 6.0423'3" x 19'9"

Dining Room5.01 x 4.2116'6" x 13'9"

Sitting Room5.31 x 5.0217'6" x 16'6" Mornng Room

4.45 x 4.3114'6" x 14'3"

Larder

Up

Guest Bedroom6.20 x 3.8520'3" x 12'9"

Rear Halll3.95 x 3.45

13'0" X 11'3"

Utility Room

Dn

Up

Bedroom4.66 x 3.0515'3" x 10'0"

Bedroom5.10 x 4.0016'9" x 13'3"

Master Bedroom5.13 x 4.4916'9" x 14'9"

Dressing Room

Bedroom4.45 x 4.4314'6" x 14'6"

Study6.43 x 5.2521'0" x 17'3"

Dn

Dn

Up

Dn

EavesStorage

Dn

Store Room

Bedroom3.95 x 3.9513'0" x 13'0"

Dn

Gallery6.71 x 4.3822'0" x 14'3"

First Floor

First Floor

Ground Floor

Cellar

First Floor

Second Floor

Games Room14.45 x 6.7147'6" x 22'0"

Up

Kitchen

Up

Barn Storage10.31 x 6.7133'9" x 22'0"

Sitting/Dining Room6.71 x 6.1522'0" x 20'3"

Kitchen3.22 x 2.2210'6" x 7'3"

Bedroom4.45 x 3.3514'6" x 11'0"

GardenStore Room5.45 x 4.4518'0" x 14'6"

Carport4.85 x 4.8416'0" x 16'0"

Ground FloorThis plan is for guidance only and must not be relied upon as a statement of

fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars. Outbuildings are not shown in actual location or orientation.

Approx. Gross Internal Floor AreaHouse: 531 sq.m. / 5,716 sq.ft.Cottage: 100 sq.m. / 1,076 sq.ft.Games Room Area: 110 sq.m. / 1,184 sq.ft.Other Storage Area: 116 sq.m. / 1,249 sq.ft.

Viewing by prior appointment only

The Agents have not tested apparatus, equipment, fittings or services and so cannot verify they are in working order.The buyer is advised to obtain verification from their solicitor or surveyor. Maps and plans shown as a guide only.

Details and photographs dated June 2019.

I Directions to GU34 4NA From the M25 head southwest on the A3 to Guildford.Immediately after Guildford take the A31 to Farnham.Stay on the A31 and take the turning to Bentley. At thetop of the slip road turn right to Bentley, and after 350 yards turn left signed to Long Sutton and Lower Froyle. Proceed along this road passing TheAnchor public house on your left and the entrancegates to Brocas will be found a short distance on the right.

Services: Mains Water, Electricity, Gas and Drainage

Council: East Hampshire District Council,www.easthants.gov.uk, 01730 266551

Council Tax:Main House Band H. Cottage Band C.

EPC: House D60 Cottage E50

Agents Note: All those items known as fixtures and fittings togetherwith fitted carpets, curtains, light fittings and gardenstatuary are specifically excluded from the sale butcertain items may be available by separate negotiation.

01730 262600 I info@wilsonhill.co.uk

wilsonhill.co.uk

4 Lavant Street Petersfield GU32 3EW

020 7861 1080 I edward.cunningham@knightfrank.com

knightfrank.co.uk

55 Baker Street London W1U 8AN