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Farm for sale

Norwich Road, Kennett, Newmarket

Sold STC £895,000

Property Description

Full description

Tenure: Freehold

Introduction

The sale of Waterhall Farm House presents an opportunity to acquire a spacious and characterful property set in 11.31 acres with equestrian facilities.

Situated just north of the world famous home of horseracing, Newmarket, Waterhall Farm comprises a substantial and well-proportioned 7 bedroom Grade II listed detached property together with a detached 3 bedroom annexe, indoor swimming pool as well as 11 stables in a period stable block and surrounded by approximately 6.50 acres of fenced paddocks, making the property suitable for both private amenity uses or as a stud.
Location

Waterhall Farm House is situated in the Parish of Chippenham, between the villages of Chippenham and Kennett and with easy access to Newmarket 3 miles (5km), Bury St Edmunds 10.5 miles (17km) and Cambridge 14.5 miles (23km). The property is located close to the A11 and A14 and rail services are available from Kennett Station just over 1 mile away providing connections to Cambridge and London Kings Cross.


Description

Waterhall Farm House

A substantial Grade II listed detached 18th Century farmhouse with modern single storey extension. The house is of considerable character retaining many of its period features, constructed of painted brick under peg tile and pantile roof and set in a prominent central position within the property. The property is accessed from a long private driveway and surrounded by mature gardens and paddocks.

The accommodation extends to approx. 4,350 ft² and is set over three floors comprising:

ON THE GROUND FLOOR

Entrance door to
Reception Hall, with stairs to first floor and understairs open storage area
Sitting Room 6.23m × 5.09m with open fireplace, dado rail and wall lights
Dining Room 4.85m × 4.35m with open fireplace with stone surround and stairs leading to full height cellar (5.00m x 6.07m)
Study 5.04m x 3.15m
Utility Room 3.65m × 2.47m with fitted base and eye level units and worktop, plumbing for appliances and housing oil fired boiler
Kitchen/Breakfast Room 7.97m x 6.23m with fitted base and eye level units, worktop, oil fired Aga, built-in fridge and plumbing for dishwasher. Central island unit with additional built-in oven and hob. The kitchen opens onto a spacious open plan Living Area 7.27m x 4.82m with vaulted ceiling, feature large woodburner in Inglenook style brick surround, double French doors to outside decking area
Cloakroom with washbasin and w.c
Garden Room 6.37m x 4.16m oak framed with glazed elevations offering views across the front aspect of the house and paddocks and door to outside.

ON THE FIRST FLOOR

Spacious landing with stairs to second floor, understair cupboard and windows overlooking the stable yard
Bedroom 1 6.23m x 4.00m with window to front aspect, built-in double and single wardrobe and en-suite shower room with shower cubicle, sink and w.c
Bathroom with free standing roll-top bath, sink and w.c
Rear landing with large airing cupboard housing immersion hot water tank
Bedroom 2 4.91m x 4.21m with built in double wardrobe.
Bedroom 3 4.83m × 4.22m with built-in wardrobe and en-suite shower room with shower cubicle, sink and w.c
Bedroom 4 3.72m × 3.65m with window to front aspect
Bedroom 5 3.72m x 3.15m

ON THE SECOND FLOOR

Bedroom 6 6.04m x 3.91m into sloping eaves with rooflight windows to front aspect
Shower Room with cubicle shower, sink and w.c
Bedroom 7 4.21m x 3.53m with rooflight windows to front and rear

Outside

The house is surrounded by mature gardens mostly laid to lawn and ample car parking to the side and rear of the property. A weatherboarded lean to and further brick built store at the rear of the property provide good space for garden equipment and general storage.

Swimming Pool House enclosing tiled swimming pool (4.80m x 9.7m), with retractable cover, four changing bays, separate w.c and shower and plant room.

Double Garage/Workshop and log store of timber framed, weatherboard and tile construction
A mature tree belt surrounds the property on all four sides, providing a good degree of privacy and security. The property also benefits from an alarm system (untested) and connections for a CCTV security system.

Equestrian Facilities

Situated to the rear of the main house across a grass quadrant, an attractive traditional L-shaped stable block of timber frame, pantile roof, and weatherboard cladding on brick base with concrete floor comprises a total of 11 stables and veterinary/store room with stocks. Ten stables are similar size being approx. 15´ x 14´ and one foaling box 15´ x 16´ which is wired for CCTV. Mains electricity and outside water tap point are connected to the stables.

Circular concrete base and electricity connection for horse walker

The paddocks are arranged in five enclosures, easily accessible from the central tarmac driveway, and bordered with post and rail fencing. The land is free draining and identified as coarse loamy soil over chalk, ideal for minimising poaching. Field shelters and mains connected water troughs are situated in the Paddocks.

Waterhall Lodge

A 3 bedroom detached annexe with a brick base, timber weatherboarding and a tiled roof.

Ground Floor
Glazed entrance porch leading to Living Room with exposed brickwork and windows to front and side aspects. Master Bedroom with built in wardrobe and en-suite shower room with large cubicle shower, wash basin and w.c, two further double bedrooms and bathroom with shower over bath, wash basin and w.c.

First Floor
Kitchen with base level units and worktop with riled splash backs. Range oven with gas hobs, plumbing for appliances. Spacious open plan living/breakfast room with French doors opening on to balcony with views over the front paddocks.

General Remarks

Method of Sale

The property is being offered for sale by private treaty

Services

Oil fired heating to radiators, mains water and electricity. The Annexe is connection to LPG gas.

Local Planning Authority

East Cambridgeshire District Council, the Grange, Nutholt Lane, Ely, Cambridgeshire, CB7 4PL

Outgoings

The following rates are applicable on the property

Waterhall Farmhouse,
Council tax band F: £2,311.05
Rateable value: £1,300

Waterhall lodge:
Council tax band C = £1422.19

Boundaries

The Vendor and Vendor´s agents will do their best to specify the ownership of boundary hedges, fences and ditches, but will not be bound to determine these. As the property is available for inspection the purchaser(s) will be deemed to have satisfied themselves as to the ownership of the boundaries.

VAT

In the event that any sale of the property or any right attached to it becomes a chargeable supple for VAT the purchaser shall in addition to the consideration pay to the Vendors the full amount of such tax.

Viewing and further information

Viewing is strictly by appointment with the sole Agent(s). For further information regarding the sale of the property contact Giles Turton at the Cambridge Office giles.turton@cheffins.co.uk or (01223) 213777

Agents Notes: interested parties should be aware that the property adjoins the A11 trunk road and although a mature tree belt and embankment provides a degree of screening, the property is affected by traffic noise.

For clarification we wish to inform purchaser(s) that we have prepared these sales particulars as a general guide. None of the statements contained in these particulars as to the property shall be relied on as statement of fact. All measurements are given as a guide and no liability can be accepted for errors arising them therefrom. The plan and acreages use gross acreages taken from Ordinance Survey sheets and are for identification purposes only. The purchaser(s) shall be deemed to have full knowledge of the state and condition thereof and as to the ownership or any tree boundary or any part of the property. If communications, condition of the property, situation or such factors are of particular importance to you please discuss these priorities with us before arranging an appointment to view. This should avoid a wasted journey. AUGUST 2015

More information from this agent

Nearest stations

  • Kennett (1.3 mi)
  • Newmarket (3.6 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

Cheffins Residential, Agricultural and Land

1-2 Clifton Road, Cambridge, CB1 7EA

01223 213777 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Floorplans


To view this property or request more details, contact:

Cheffins Residential, Agricultural and Land

1-2 Clifton Road, Cambridge, CB1 7EA

01223 213777 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Map & Street View

Nearest stations

  • Kennett (1.3 mi)
  • Newmarket (3.6 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

Cheffins Residential, Agricultural and Land

1-2 Clifton Road, Cambridge, CB1 7EA

01223 213777 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Disclaimer - Property reference 100539048205. The information displayed about this property comprises a property advertisement. Rightmove.co.uk makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Cheffins Residential, Agricultural and Land . Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

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