Robin Hood Lane, Sutton Green, Guildford, Surrey

Rustlings is a sophisticated and light-filled home that has been thoughtfully extended and modernised. Offering almost 2,000 sq ft of accommodation, the property blends contemporary design with comfortable living, featuring high-specification finishes and expansive glazing overlooking the private grounds.

The ground floor flows from a generous, welcoming reception hall into the heart of the home: the impressive open-plan kitchen and dining room. This expansive space is flooded with natural light via two large roof lanterns and full-width sliding glass doors opening onto the rear garden. It features a bespoke fitted kitchen with a central island, wooden worktops and a range cooker, alongside a practical adjoining utility room. The inviting bay-fronted living room centres around a wood-burning stove, offering a comfortable yet sociable setting for everyday living and entertaining. Also on the ground floor are two well-proportioned bedrooms, served by a generous modern family bathroom with a walk- in shower.

On the first floor, the principal bedroom provides a tranquil retreat with vaulted ceilings, skylights, eaves storage and a luxurious en suite bathroom with freestanding bath. A further double bedroom also benefits from its own stylish en suite shower room.

Outside
The property is set within exceptional gardens, predominantly laid to level lawn and bordered by mature trees and established hedging, providing a good degree of privacy. To the front, a gravel driveway offers ample parking for several vehicles. A large paved terrace with timber pergola creates an ideal space for al fresco dining, overlooking an ornamental pond and greenhouse, a courtyard area accessed via the backdoor provides a lovely spot to enjoy breakfast. The detached outbuildings offer excellent versatility; the workshop has been converted into a characterful creative studio or workspace, complemented by a separate garden office and log store.

Rustlings is situated in the sought after hamlet of Sutton Green, an attractive semi rural setting on the edge of Guildford, surrounded by open countryside and woodland. Despite its peaceful position, the property is well placed for everyday amenities, with nearby villages offering pubs, farm shops and convenience stores, while Guildford provides extensive shopping, dining and cultural facilities, including its renowned High Street, the Yvonne Arnaud Theatre and a range of leisure options.

The area is well served by highly regarded independent schooling, including Guildford High School, The Royal Grammar School Guildford, Tormead School, and Charterhouse in nearby Godalming.

Transport connections are strong, with the A3 providing a direct route to London and the south coast, and rail services from Guildford and Woking offering frequent trains to London Waterloo in around 30–35 minutes. The M25 is also within easy reach, giving access to Heathrow, Gatwick and the wider motorway network.