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"Royton provides a buyer with an outstanding opportunity to either extend and modernise the existing house, or to consider a replacement dwelling on this lakeside setting. This is all subject to obtaining the necessary planning consents.

The house, we are advised, was built in the late 1920s and has an Arts and Crafts influence and has been in the same family ownership since 1949. Internally are some very fine fireplaces, panelled doors off the reception rooms, a galleried reception hall at the heart of the house and parquet flooring in the reception rooms.

The rear of the house sits due south and has the most wonderful outlook over the parkland grounds and lake. The house itself is in need of modernisation, whilst the grounds have continued to be beautifully maintained.

At the base of the driveway are a range of outbuildings, providing former stables, garaging and a store, one of which adjoins a neighouring property. This is adjoined by a grassed courtyard area.

The stunning grounds are a main feature of Royton, providing a special parkland setting, through which you can enjoy lovely walks.
Abutting the back of the house is a substantial paved terrace to take in the spectacular views of the lake. Extending away, the lawns lead down to the lake of about 1.4 acres, that is surrounded by rhododendrons, camelias,
magnolias and bluebells. Adjacent to this is a waterfall and sluice with a stream that meanders through the remainder of the grounds. On the southwestern side is a raised lightly copsed area, which sits outside of the grounds that are deer fenced.
The remainder of the grounds provide a lovely valley walk, laid to grass, bordered by substantial trees and the stream, leading down to the far boundary.

To the front of the house is a caged
fruit vegetable garden. In the north eastern corner of the grounds is a wooded area, whilst the grounds border farmland on the eastern side.

Property Information
Services We are advised by our clients that the property has mains water, electricity, private drainage, oil fired central heating.
Tenure Freehold
Local Authority Waverley Borough Council
Council Tax Band H
EPC Band E

Royton is located in a stunning country setting, on the south eastern outskirts of Hambledon, a charming village situated to the south of Guildford. The village benefits from a popular pub, the Merry Harriers, the church on the top of the hill, a village shop post office with a cafe and a nursery school. Designated an Area of Outstanding Natural Beauty, with breathtaking views and picturesque villages, this desirable enclave provides country living within easy reach of London.

The historic market town of Godalming is a short drive away and benefits from
public houses, restaurants, local shops, supermarkets and everyday amenities.
The larger centres of Guildford, Haslemere and Horsham are all within a 30 minute drive and provide a comprehensive range of services.

Local schools include Aldro, Charterhouse, Cranleigh School, Guildford
High School, King Edward s, Prior s Field, St Catherine s, St Hilary s and The Royal Grammar School with further renowned schools including Wellington College, Eton College and Epsom College within 40 miles. There are a number of good golf clubs nearby with West Surrey Golf Club being the closest. Hydon Heath owned by the National Trust abuts the land and there is incredible walking and riding in the area.

There is shooting and fishing at several
local venues, polo at Hurtwood Park and Cowdray, racing at Epsom and Goodwood and sailing at Frensham Ponds and Chichester Harbour. The Surrey Sports Park boasts professional level training facilities. Further leisure and entertainments centres can be found at the Spectrum Leisure Centre in Guildford and centres at Godalming and Haslemere provide a good range of activities.

The immediate surrounding countryside offers walking, cycling and riding opportunities in areas that include Hydon Ball and The Devil s Punchbowl at Hindhead. The Surrey Hills Area of Outstanding Natural Beauty is on the doorstep.

Distances
Hambledon village shop and cricket green 1.1 mile, Godalming 5.5 miles London Waterloo from 43 mins , Guildford 10 miles London Waterloo from 36 mins
Roads A3 Milford 5.7 miles, M25 Wisley Junction 10 20 miles
Airports London Heathrow 35 miles, London Gatwick 30 miles
Distances and times approximate .