Property Description
Spire House is an attractive Barn-Style detached house built in 2001 forming part of a former farmstead. This lovely home compliments both the barn conversions and neighbouring Grade II listed farmhouse, to form a charming and spacious courtyard development. Situated in the sought after rural village of Hoath with a well-regarded primary school, village hall, public house with restaurant, church and playing field all serving the local community. Local amenities are available in the nearby villages and the up and coming seaside town of Herne Bay is about 4.3 miles with a wide variety of facilities and the Cathedral City of Canterbury is about 6.1 miles. On entering this comfortable home you are greeted by a large welcoming dining hall with semi vaulted ceiling and access to the rear garden and connects to all the ground floor rooms a great space for entertaining, the 23ft triple aspect sitting room has an attractive fireplace housing a log burning stove, also leading into a spacious conservatory, the large kitchen/breakfast room is the hub of the house and benefits from a walk-in larder and a separate utility room, in addition is a family room and cloakroom. To the first floor are four bedrooms, en-suite to master and family bath/shower room. There are well stocked gardens to the rear and both sides giving plenty of space for children and adults with a feature Japanese garden incorporating a cane water feature. Plenty of off road parking is provided to the front and the large double garage has remote controlled operated doors.This completely bespoke property really must be seen to not only appreciate the space on offer, but also the stunning setting.Call the exclusive sole agents, Kent Estate Agencies on 01227 367441 to arrange your viewing appointment.What The Owners Say:We had always liked Hoath and the surrounding countryside. We saw this house when it was being finished as part of the Hoath Court development. The galleried entrance, spaciousness, light and large living areas were immediate attractions. We fell in love with the place and, once our offer was accepted, were able to add our own finishing touches prior to completion. The ?wrap around? garden provides seclusion against the pleasing backdrop of the old church spire. The communal courtyard makes for a secure location whilst the properties surrounding it are sufficiently distant not to be intrusive but provide good neighbours. Hoath is a delightful, friendly village with pleasant walks available all around. The farmhouse style kitchen with walk in pantry is a central focus for the property ? we spend a lot of time there chatting, preparing meals, eating and welcoming visitors. The courtyard provides ample car parking space for guests whilst the lounge with attached conservatory is a great open space for entertaining. There is plenty of living space and built in storage. The location is secure and tranquil. After 16 happy years we have reluctantly decided to leave in order to downsize.
Approved Details
Dining Hall 23' 4 x 10' 8 (7.12m x 3.26m)
Oak front entrance door. Two radiators. Under stairs storage cupboard. Thermostat control for central heating. Semi vaulted ceiling. Balustrade staircase leading to first floor. Feature window to vaulted ceiling with electric operated blind. Three wall light points. Wood floor. Double doors to rear garden with side panels.
Sitting Room 23' 5 x 13' 10 (7.14m x 4.22m)
Feature brick fireplace with bressumer beam housing log burning stove. Window to front overlooking courtyard. Two radiators. Four wall light points. French double doors to conservatory. Wood floor. Two full height windows to side.
Conservatory 12' 1 x 9' 6 (3.69m x 2.90m)
Windows to side and rear overlooking garden. The conservatory is of cavity brickwork to lower elevation and stained wood double glazed windows and double glazed roof. French double doors to rear garden. Two Velux windows. Two electric heaters. Two wall light points. Tiled floor.
Family Room 13' 4 x 9' 5 (4.07m x 2.88m)
Window to rear overlooking garden. Radiator.
Kitchen/Breakfast Room 18' 6 x 13' 7 (5.64m x 4.15m)
Matching range of handmade wall and base units. Inset single drainer ceramic Villeroy & Boch sink unit. Butcher block work surfaces. Partially tiled walls. Duel fuel Range Master cooker with extractor cooker hood above. Integrated dishwasher and fridge. Larder cupboard. Window to front overlooking courtyard. Two radiators. Tiled floor. Door to utility room. Large walk-in Pantry with sensor light and window.
Utility Room 11' 8 x 9' 2 (3.56m x 2.80m)
Inset single drainer stainless steel sink unit and base unit. Work surfaces. Partially tiled walls. Radiator. Velux window to side. Plumbing for washing machine. Floor standing oil boiler supplying hot water and central heating. Tiled floor. Stable style oak door to side garden. Door to front.
Cloakroom 6' 11 x 6' 4 (2.11m x 1.94m)
New England suite in white comprising pedestal wash hand basin and close coupled w.c. Radiator. Frosted window to rear. Downlighters. Extractor fan. Tiled floor. Large double cloaks cupboard. Water softener.
Semi-Galleried Landing
Feature full height window to vaulted ceiling. Access via loft ladder to insulated and partly boarded loft with light. Airing cupboard with shelves housing lagged hot water cylinder and immersion heater.
Bedroom 1 21' 2 Max x 11' 6 + recess (6.46m x 3.51m)
Window to front overlooking courtyard. Velux window. Two large built-in double wardrobes with shelves and hanging space. Two radiators. Door to en-suite.
En-Suite 8' 5 x 6' 11 (2.57m x 2.11m)
New England suite in white comprising fully tiled shower cubicle, wall hung wash hand basin, close coupled w.c and bidet. Heated towel rail. Window to rear. Downlighters. Wood floor. Extractor fan. Shaver point.
Bedroom 2 15' 10 x 11' 2 (4.83m x 3.41m)
Window to rear overlooking garden. Large built-in double wardrobe with shelves and hanging space. Radiator.
Bedroom 3 9' 6 + wardrobe & recess x 9' 3 (2.9m x 2.82m)
Window to front overlooking courtyard. Large built-in double wardrobe cupboard with shelves, hanging space and light. Radiator.
Bedroom 4 9' 0 x 8' 11 (2.75m x 2.72m)
Window to front overlooking courtyard. Radiator.
Bathroom 10' 8 x 10' 5 Max (3.26m x 3.18m)
New England suite in white comprising panelled bath with mixer tap and hand held shower attachment, separate fully tiled shower cubicle, wash hand basin and close coupled w.c. Heated towel rail. Tiled walls. Window to rear. Downlighters. Wood floor. Extractor fan. Shaver point. Double cupboard with shelves.
Double Garage 23' 8 x 18' 4 (7.22m x 5.59m)
Two remote electronically operated doors. Power points and light.
Front Garden
Court yard garden providing off road parking leading to double garage.
Rear and Side Garden 36' 0 + 24' 0 x 24' 0 x 83' 0 (10.98m x 25.3m)
Mainly laid to lawn with well stocked flower and shrub borders. Paved patio area. Feature Japanese garden with cane water feature. Plum tree. Enclosed with fencing and hedging. Pedestrian gated side access.
Side Garden 30' 0 x 51' 0 (9.15m x 15.55m)
Mainly laid to lawn with well stocked flower and shrub borders. Outside tap. Pedestrian gated side access. Greenhouse. Apple tree.
Main Services
The following mains services are connected to the property electricity, water, drainage and a telephone line. Fibre broadband is available providing a high speed internet service. All services will be subject to the appropriate companies transfer conditions.
Heating
Central heating is provided by an oil fired boiler situated in the utility room and hot water radiators as indicated in these particulars.
Windows
The windows are generally of stained British Columbian Pine frames and double glazed sealed units.
Tenure
The property is to be sold Freehold with vacant possession.
Council Tax
We are advised by the Valuation Office that the property is currently within Council Tax Band G. The amount payable under tax band G for the year 2016/2017 is £2731.00.
Viewing
Please ring us to make an appointment. We are open from 9am to 6pm Monday to Friday, 9am to 5pm Saturdays and 10am to 4pm on Sundays.
Agent Notes
Kent Estate Agencies gives notice for themselves and for the sellers of the property, whose agents they are that any plans or mapping and measurements are approximate, quoted in metric with imperial equivalents. All are for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The measurements are provided in accordance with the R.I.C.S. Code of Measuring Practice 6th edition. The fixtures and fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. Prospective purchasers or lessees should seek their own professional advice. Kent Estate Agencies retain the copyright in all advertising material used to market this property. For a free valuation of your property contact the number on this brochure. Printed 8th August 2017.