Tannery Lane, Send, Woking, Surrey, GU23

Number 1 at The Court Yard is a new four-bedroom detached house in Send, one of only five homes built around a private courtyard off Tannery Lane. It offers 1,658 sq ft over two floors, a private rear garden and an energy-efficient specification that includes an air source heat pump, underfloor heating to the ground floor and an EV charging point. As a new build it comes with no onward chain and a 10-year ICW structural warranty.
Ground floor
The kitchen/dining room measures 24'5" x 12'5" (7.43m x 3.78m) and opens onto the garden through bifold doors. The kitchen is a bespoke German design with an island, quartz worktops and splashbacks, and integrated Siemens iQ appliances: multifunction oven, microwave, induction hob, fridge freezer, dishwasher and washer-dryer.
Across the hall, the living room is 18'4" x 13'0" (5.59m x 3.96m) and has its own bifold doors to the garden, so both main rooms connect with the outside space. The study, at 12'5" x 11'3" (3.78m x 3.44m), is a proper room with a door and a window, which matters if you work from home part of the week. It works just as well as a playroom or snug. A cloakroom and storage cupboards complete this floor.
Underfloor heating runs throughout the ground floor, with a thermostat in each room.
First floor
The principal bedroom is 15'7" x 12'5" (4.76m x 3.78m) with its own en-suite shower room. The second bedroom, 12'6" x 12'5", is a good-sized double at the opposite end of the landing. Bedroom three is 12'8" x 10'10", and bedroom four, at 12'8" x 7'0", suits a nursery, a child's room or a second office. The other three bedrooms are served by two bathrooms off the landing: a family bathroom with a bath, and a second bathroom with a shower.
Bathrooms are fitted with Saneux baths, Crosswater basins and vanity units, Hansgrohe concealed thermostatic controls, wall-hung WCs, heated towel rails and porcelain tiling. Bedrooms, landing and living areas have 80/20 wool carpets.
Specification and running costs
Heating comes from an air source heat pump, with underfloor heating downstairs and thermostatic radiators upstairs. Insulation has been increased in the floors, walls and roof, the windows are A-rated double glazing, and the house is built to strict airtightness standards. LED lighting is fitted inside and out.
Security includes an alarm, Secured by Design entrance doors, multi-point locking windows and mains-wired smoke and heat detectors.
Outside
A private rear garden with a Marshalls paved patio. Driveway parking with an EV charging point. The shared courtyard and communal areas are landscaped.
Location
Send is a Surrey village between Guildford and Woking, with the River Wey Navigation along its edge and open countryside around it, good for walking and cycling. Neighbouring Ripley has a high street of independent shops, pubs and restaurants, and RHS Garden Wisley is a short drive away. Guildford and Woking provide larger shopping and leisure facilities and a wide choice of state and independent schools.
For commuting, the A3 is close by for Guildford and London, and the M25 at Junction 10 links to Heathrow, Gatwick and the wider motorway network. Woking station has frequent direct trains to London Waterloo, and local buses run to Woking, Guildford and Ripley.
Council tax TBC
Estate charge: est £300 pa
EPC: Predicted B
Images, floorplans and computer-generated illustrations are intended as a guide only and may show furniture, landscaping, finishes or other items that are not included in the sale. Dimensions are approximate and plans are not drawn to scale. Materials, layouts and specifications may vary between individual homes and may be altered during construction. Please speak to the sales team for full plot-specific information.