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"Offered to the market chain free. The Vinyard occupies an excellent position at the top end of Broadwater Rise with direct access onto the Merrow Downs. This Victorian home is very attractive with the front fa ade made from London Stock brick and new wood double glazed sash windows throughout. The Vinyard retains many period features including stripped pine flooring throughout, cornicing, picture rails and ceiling roses to name a few.

On entering, the property opens into the welcoming entrance hall from which the principal living accommodation leads. To the right, the formal living room is found with double doors out to the garden, and to the opposite side of the hallway, the sitting room is found. This space connects to both a study and the kitchen breakfast room. The kitchen and breakfast room has a high, vaulted ceiling with a large window that makes the room feel bright and spacious. The kitchen is fitted with a generous range of base and wall units with integrated appliances and a separate utility room sits adjacent to the kitchen. There is excellent space for dining, and double doors open out to the garden to extend the entertaining space outside for the summer months.

The bedroom accommodation is arranged over the first and second floors. All five bedrooms are well proportioned, and there are two family bathrooms, both with separate WCs. There is additional storage, and access to eaves storage space from the first and second bedrooms.

The property is approached along a driveway with a fruit cage, before you reach the parking area and triple garage. The garden is very private with a wall separating it from the driveway on one side, and an established hedge border to the other with a selection of mature trees. Mainly laid to lawn, the garden has been thoughtfully divided into different, tiered sections. The top tier sits next to the house and is accessed from the kitchen breakfast room and the living room, which opens to a playful putting green area. The second tier has a decked terrace to the end which enjoys a sunny aspect, and steps lead down to an area with raised beds, which would lend itself to become an excellent vegetable patch for those with green fingers.

Services
We are advised by our clients that the property has mains water, electricity, drainage, and gas central heating. The hot water system is a Megaflow with a solar coil, heated by evacuated tubes on the roof. There is a 14 panel, 4KW solar system on the roof, which generates electricity with an inverter and there is a 13.5kWh Tesla Powerwall battery and a 7kWh EV charging point.

Summary of accommodation
Ground Floor Entrance hall Kitchen breakfast room Living room Sitting room Study Utility room Guest cloakroom
First Floor Four bedrooms Family bathroom Separate wc
Second Floor Bedroom five Family bathroom and separate wc
Garden and Grounds Mature gardens Parking for several cars Triple garage Garden store Direct access from the garden onto Merrow Downs
In all about 0.25 acres

Broadwater Rise is ideally situated to enjoy the best of both country living being adjacent to the Merrow Downs, with the property enjoying direct access from the garden, and town living within one mile to Guildford s High Street. Surrounded on three sides by the Surrey Hills Area of Outstanding Natural Beauty, Guildford is a popular choice for enjoying both town and country living and within 30 miles of central London.

Guildford provides extensive shopping, restaurants, bars, entertainment and sporting facilities, with historic buildings providing backdrops at every turn. In the centre is the medieval Guildford Castle with landscaped gardens and views from its square tower. The town hosts both a bustling Friday and Saturday market as well as a farmer s market on the first Tuesday of each month.

Distances
Guildford s Upper High Street 0.9 miles, London Road Station, Guildford 0.9 miles from 47 minutes to London Waterloo
Guildford station 1.6 miles from 37 minutes to London Waterloo , A3 Guildford northbound 1.8 miles, A3 Guildford southbound 2.4 miles
M25 Junction 10 8.2 miles, Heathrow Airport 21.7 miles, Gatwick Airport 24.3 miles, Central London 31.5 miles
All distances and times are approximate