Deacons Lane

FARMHOUSE
GROUND FLOOR

The main entrance welcomes you into the entrance hall with a feature staircase to the first floor. The hall leads you into the open plan kitchen and dining room with parquet flooring, a larder, wood burning stove and with access to the patio and garden. The utility room is accessed off the kitchen, with a W/C and stable door leading to the garden. To the southern end of the ground floor, you will find a dining room and study leading to the impressive lounge. This section of the property provides a great family area, and perfect for entertaining, offering access onto the large terrace via triple aspect sliding doors, creating an al-fresco style experience and filling the lounge with plenty of natural light.

FIRST FLOOR

The first floor is accessed via the staircase off the ground floor entrance hall, historically being the extension onto the original farmhouse. The first floor showcases four well-sized bedrooms. The master suite provides a dressing area and modernised en-suite wet room. All bedrooms enjoy far reaching views of the grounds. There is also a large family bathroom and office.

DEACONS FARM LODGE
Deacons Farm Lodge is an impressive two-bedroom new build lodge situated within the grounds of Deacon Farm. Set across one floor, the lodge is built to a high standard and welcomes you into the spacious open plan kitchen, living and dining room. The open plan layout boasts a high ceiling and is filled with plenty of natural light enhanced by two sets of double doors leading onto the large balcony with stunning rural views including the IW Steam Railway passing by. The kitchen provides white granite worktops, subtle grey units and an island. The lodge also provides two well-sized double bedrooms, one with en suite W/C, utility room and a modern style wet room.

BUILDINGS
Set within proximity to the farmhouse and lodge are several useful domestic buildings, including a well-built, garage/workshop, tractor store and car port for two vehicles including an electric car charger.

GARDENS AND GROUNDS
Approached over a gravel drive with parking for several vehicles, a stone-paved path leads to the farmhouse through the mature lawned gardens edged with herbaceous borders and mature beds containing specimen trees and shrubs including liquid amber, paulownia, copper acer, judas tree and kumquat. The lawns extend around the south and east of the farmhouse rising to the top lawn with wildflower area, garden with raised beds and greenhouse with areas of top fruit as well as a number of mature orchard trees and sitting areas.

EQUESTRIAN BUILDINGS & LAND
The farm comprises a separate equestrian smallholding extending to approximately 10.70 acres (4.33ha) referred to as Ashey Common Stables. The land comprises several grass paddocks, several field shelters, vehicular access from the main road (Deacons Lane).

There are a number of equestrian buildings including stable block, hay store & pole barn.

SITUATION
Deacons Farm is situated within the hamlet of Ashey, on the outskirts of Ryde. The position of the property is off Deacons Lane, surrounded by glorious rural countryside. The situation offers a range of public footpaths and bridleways to explore from the doorstep including views towards the famous IW Steam Railway providing an impressive backdrop from the grounds.

The Isle of Wight is celebrated as an international yachting and sailing venue, with the annual Cowes Week Regatta in August attracting competitors from all over the world. A full range of yacht and sailing clubs provide a social hub. There are nearby golf courses including Westridge, St Georges & Shanklin and Sandown Golf Club. Ryde School with Upper Chine is the main independent (HMC) School on the Island, offering co-education from pre-school to sixth form on a daily, full or weekly boarding basis. Many Island children commute to mainland schools such as Portsmouth Grammar, St Edward's and Hordle Walhampton Prep and there are good feeder links to conveniently located public schools such as Winchester College and St Swithuns' in Winchester, Bryanston, Canford, and the Sherborne schools in Dorset and Malborough College in Wiltshire.

GENERAL REMARKS AND STIPULATIONS

METHOD OF SALE
Deacons Farm is offered for sale by private treaty as a whole, or in two lots.

NB: Lot two will not be sold until Lot one has transacted.

TENURE
Freehold with vacant possession on completion.

RIGHTS OF WAY
There are no public or private rights of way across property.

EPC
House – C
Lodge - C

COUNCIL TAX
House – F
Lodge – D
Business Rates – The Lodge is Rated with a Rateable Value of £6,100 per annum.

ACCESS
The farmhouse, lodge and agricultural buildings are all accessed directly from the public highway, Deacons Lane (west). The equestrian yard & paddocks can be access via the main drive, or, separately, there is a vehicular access via a 5 bar gate off Deacons Lane (east).

SERVICES
Farmhouse – The farmhouse is connected to mains water and electric and heated by a recently installed Air Source Heat Pump. Drainage is connected via a septic tank. The property benefits from solar panels however not currently connected to a feed in tariff.

Lodge – The cottage is connected to mains water and electric with LPG heating. The lodges benefits from a recently installed package treatment plant. The water and electric are separately metered from the house.

Buildings – The buildings are connected to mains water and electric. One of the buildings has an electric car charger installed.

Land – The land benefits from a mains water connection

BROADBAND
Standard (4Mbps)

WAYLEAVES, EASEMENTS AND RIGHTS OF WAY
The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

PLANNING
The property is outside of the Isle of Wight Area of Outstanding Natural Beauty and the Property is not listed. The holiday lodge 'Deacons Farm Lodge' cannot be sold away separate from the farmhouse, as per a condition on the planning consent.

LOCAL AUTHORITY
Isle of Wight Council

POSTCODE
PO33 4BT

WHAT3WORDS
variances.trackers.crescendo

PLANS, AREAS AND SCHEDULES
These are based on the Ordnance Survey and are for reference only. They have been checked and computed by BCM Wilson Hill and the Purchaser(s) shall be deemed to have satisfied themselves as to the description of the property. Any error or miss-statement shall not annul a sale or entitle any party to compensation in respect thereof.

VIEWINGS
Viewings strictly by appointment with BCM Wilson Hill.

FIXTURES AND FITTINGS
BCM Wilson Hill will supply a list of requests, identifying clearly which items are included within the sale, which are excluded, and which may be available by separate negotiation. This list is the sole arbiter of this regardless of whether items are referred to or photographed within these particulars.

SELLING AGENT
BCM Wilson Hill, Isle of Wight office
Red Barn, Cheeks Farm, Merstone Lane, Merstone, Isle of Wight, PO30 3DE