Description
A most appealing spacious and versatile converted coach house affording considerable charm and character occupying a wonderful setting and parklike gardens and grounds offering privacy and seclusion. The whole extending to approximately 3 acres.

Entrance Porch
Front door to:

Reception Hall
Two separate staircases to first floor, understairs storage cupboards, built-in shelved store cupboard.

Cloak/Utility room
Sink unit with cupboards and drawers under, washing machine, door to: Cloakroom with w.c.

Drawing Room
Wonderful views over the main formal gardens, attractive open fireplace with ornate mantle and surround, arched alcoves set either side with display shelving and fitted cupboards, corniced ceiling, attractive bay with double glazed casement double doors., leading to the sun terrace.

Dining Room
Corniced ceiling, pleasant outlook over the front courtyard.

Family Room
Double aspect, delightful views over the courtyard and orchard beyond, fireplace housing gas fire with ornate mantle and surround, fitted book shelving, door to walk-in shelved store room. Door to outside:

Study
Rear aspect, built-in cupboards with shelving.

Kitchen/Breakfast Room
Triple aspect, views to front courtyard and garden, well fitted and comprising single bowl sink unit, roll edge work surfaces, good range of fitted cupboards and drawers, store cupboards, breakfast bar, electric oven and combination microwave, 4 ring gas hob, plumbing for dishwasher, part tiled walls. Casement door to front courtyard.

Lobby
Store area providing space for fridge/freezer and door to:

Second Cloakroom
Side aspect, w.c.

Conservatory
Double glazed windows (80% sun reflective glass) offering a delightful outlook over the beautiful formal gardens and grounds, electric radiators, casement door leading to patio.

Bedroom and Dressing Room
Wonderful views over the gardens.

En-suite (Jack & Jill) Bathroom
Frosted window, panel enclosed bath, WC, pedestal wash hand basins, fully tiled shower cubicle with glass screen, heated towel rail, part tiled walls.

First Floor

Master Bedroom
Double aspect, wonderful views.

En-suite Jack & Jill Bathroom/Dressing Room
Double aspect, panel enclosed bath, mixer tap shower and glass screen, WC, twin vanity wash hand basin with cupboards under, heated towel rail, built-in shelved cupboard.

Second Staircase to Landing
Eaves storage cupboards, linen cupboard.

Bedroom
Double aspect, velux windows, book shelving.

Bedroom
Double aspect. Door to boarded loft.

Bathroom
Velux window, mixer tap shower, WC, pedestal wash hand basin, part tiled walls.

Outside
Approached via a sweeping driveway and leading to a detached double garage with twin double doors, power and light. Further parking is provided in a delightful walled courtyard with cobbled and shingle areas and mature borders. The gardens are undoubtedly a wonderful feature and incorporate a large orchard, paddock and formal gardens. There is a private terrace/patio area ideal for entertaining and al fresco dining with mature flower, shrub and rose borders and many mature specimen plants and trees. The whole extending to approximately 3 acres providing privacy and seclusion in a wonderful mature setting.

Brick outbuilding housing Worcester gas fired boiler, log store, outside tap.

General
Services - Private drainage (septic tank). Gas central heating. Double glazing to most rooms.
Local Authority - Waverley B. C., The Burys, Godalming GU7 1HR 01483 523333
Council Tax - Band H with an annual charge for the year ending 31.03.23 of £4,375.02
EPC Rating - E
Tenure - Freehold

Situation
Dene Way is convenient to the centre of the attractive Sands village with its public house, Church, British Legion, village hall and recreation ground. Farnham and Guildford are both within easy reach providing an excellent and varied range of shopping, educational and cultural facilities, together with fast trains to Waterloo. The surrounding area is completely unspoilt and renowned for its outstanding natural beauty.

The area offers an excellent range of both private and state schools including Edgeborough, Barfield, Frensham Heights, Charterhouse, Wellington College and the renowned South Farnham School.

The Georgian town centre of Farnham offers a comprehensive range of shopping, recreational and cultural pursuits, with bustling cobbled courtyards boasting many shops, cafés and an excellent choice of restaurants. There is a Waitrose, Sainsbury's, Leisure Centre, David Lloyd Club, local Rugby, Football and Tennis clubs, and Farnham's historic deer park offering over 300 acres of beautiful open countryside, providing opportunities for walking, cycling and dog walking.

Travel links are first class with the A31/A3 providing direct links to London and the south coast. The A331 Blackwater Valley Road links Farnham with the M3, M25 and Heathrow.

Location
About 3 miles from Farnham town and station (Waterloo 53 minutes).
About 8 miles from Guildford station (Waterloo from 38 minutes)
London via the A31 about 42 miles.
(All distances and times are approximate)

Directions
From Farnham, follow the A31 towards Guildford taking the first exit on the left signposted Runfold. At the T junction turn right taking the first turning on the left into Crooksbury Road. After about 0.5 mile take the first turning on the left signposted to The Sands. The property is situated along on the left hand side, and is positioned at the end of the driveway.