Budbridge Lane, Merstone, Newport, Isle of Wight

Accommodation
GROUND FLOOR
A carved stone arched entrance, dated 1668, leads into a PORCH with bench seating and front door opening to the ENTRANCE HALL with flagstone flooring and staircase rising to the first floor. A series of formal reception rooms to the front of the house overlook the gardens.

The DRAWING ROOM, a light dual aspect room with lovely views and access to the gardens has oak flooring whilst the impressively proportioned DINING ROOM with a high ceiling, exposed beams, an impressive large open fireplace along with flagstone flooring and large window seat overlooking the front gardens and ponds. The MUSIC ROOM has a bay window, timber flooring and sealed fireplace.

A spacious KITCHEN/BREAKFAST ROOM overlooks the gardens and is fitted with a good range of units with worksurfaces, an oil fired Aga and separate electric hob. There is a shelved larder cupboard, flagstone flooring and a bread oven. Adjacent is the CONSERVATORY, a largely glazed structure overlooking the gardens.

A useful BOOT ROOM and LAUNDRY ROOM with stainless steel sink and space for washing machine have access to rear lobby with a door to COURTYARD on western elevation, whilst there is also a BATHROOM, STUDY and SECONDARY KITCHEN with an oil-fired Aga, with an adjacent GARDEN ROOM.

FIRST FLOOR
A PRINCIPAL BEDROOM with an ornate fireplace and fabulous views over the grounds and an adjacent DRESSING ROOM. In addition, there are SIX FURTHER BEDROOMS and TWO BATHROOMS all with varying characteristics and charm with diverse country views over the grounds along with a READING ROOM.

SECOND FLOOR
A series of characterful, versatile ATTIC ROOMS which include a BEDROOM, STUDIO and PLAY AREA.

Gardens
A gated gravelled driveway flanked by ponds and lawned gardens leads to the front of the house where there is parking extending around to the western side of the property. Adjacent to the driveway is an ancient carp pond which feeds two further large ponds within the gardens which attract an array of wildlife. There is a delightful partially walled garden with borders including a selection of various roses and fig trees.
The gardens extend around the eastern and southern sides of the house providing a stunning, tranquil setting whilst to the western elevation there is a paved courtyard.

Adjacent to the kitchen is a paved terrace beyond which there is a vegetable garden and a wide array of trees including fruit trees. There is a stone timber garden store and an open fronted timber summer house.

A secondary drive leads to the outbuildings and western side of the house, (linking up to the principal drive).
Traditional Outbuildings

Coach House
A two-storey period brick building (6.92 x 5.55m) currently used as a workshop with steps to storage above. Adjacent range of FOUR STABLES and STORES (14.4 x 4.65m).

Tithe Barn
An impressive and substantial barn (22.5 x 6.15m) retaining original timbers with a concrete floor and additional chalk and stone barn to the western side (6.1 x 4.9m). There are two additional lean-to stores to the front of the barn (4 x 2.6m) and (4 x 6.38m). Former farmyard to south with POTTING SHED (11.4 x 3m) and FOUR FORMER STABLES (13.5 x 3.2m).

There is also a substantial FARM OFFICE BUILDING of approximately 1,425 sq. ft. situated adjacent to the secondary drive with ample parking.

Land
To the eastern and southern sides of the gardens are meadows that border the Eastern Yar river. The field to the south of the manor is registered with the Soil Association as organic and has been since the 1990s. In all, the property extends to about 8.5 acres.

Located within a quiet rural area, mid way between the county town of Newport and the island’s south eastern coast within the Arreton Valley, an area known for its sunny climate and horticulture. The property is approached via a no through lane so enjoys seclusion whilst being adjacent to a cycle path and the network of paths running through the surrounding countryside. The mature grounds of approximately 8.5 acres are bordered by the Eastern Yar.