Lower Farm Road, Effingham, Leatherhead, Surrey, KT24 5JL

Five bedroom home with mature landscaped garden Description A home that combines classic architectural appeal with highly adaptable accommodation.

Set back behind a sweeping gravel driveway and framed by mature, beautifully landscaped planting, this substantial detached residence presents a rare opportunity to acquire an elegant and versatile family home.

Approximately 39 acres of beautiful fields to the North of the property were recently purchased by a number of residents of Lower Farm Road to protect them from future development.

The future owner of Rustlings will take ownership shares in the land owning entity, if they so wish (to be transferred on future sales). The property immediately impresses on arrival.

Internally, the accommodation has been thoughtfully arranged to provide excellent balance between formal entertaining spaces and relaxed family living.

The ground floor centres around a welcoming reception hall, from which a formal dining room with wood burning stove flows into the kitchen/breakfast room together forming the heart of the home.

With a modern design, fully fitted cabinetry and featuring built in appliances, this space is ideal for entertaining.

These principal spaces feature a triple set of French doors framing the beautiful garden views, along with a generous family room which also opens up onto the garden and is flooded by natural light from the Velux windows.

A separate utility area and convenient ground floor shower room, ensures practicality without compromising the overall sense of elegance and flow.

A study and a comfortable sitting room, with the original bay window, offer a quiet retreat.

The first floor continues the theme of well designed versatile accommodation arranged around a central landing. The principal bedroom benefits from its own en suite facilities, with fitted wardrobes.

The remaining bedrooms are served by additional bath and shower rooms, one of which is en suite.

The arrangement allows for flexible use, whether for family members, guests or ancillary spaces such as dressing rooms.

Outside, the gardens wrap around the property and offers a high degree of seclusion, bordered by mature trees and established shrubs.

The grounds provide a calm and attractive setting for outdoor dining, entertaining or quiet enjoyment, with ample space for both formal landscaping and informal family use.

A substantial driveway to the front offers plentiful parking and complements the overall sense of arrival.

In summary, this is a substantial and beautifully composed country home offering generous accommodation, a practical yet elegant layout and a private setting, making it ideally suited to modern family living with scope to adapt over time.

Surrounded by open green spaces, the setting is ideal for those seeking a village lifestyle while remaining well connected.

Location Lower Farm Road is a peaceful private road providing a unique setting as it provides a semi-rural setting and yet is about 0.5 miles from Effingham Junction mainline station which provides frequent services to London Victoria and Waterloo in around 40/45 minutes.

The A3 which links with Junction 10 of the M25 is circa 3 miles away. The area has an enviable choice of schools both state and private, including St. Teresa's (approx.

3.2 miles away), Howard of Effingham (approx. 1.4 miles away), St Lawrence (approx. 1.6 miles away) and Cranmore (approx. 3.8 miles away), and acres of riding and walking countryside close by.

Effingham and the local villages have a range of shops for daily needs, in addition to churches, public houses and restaurants. Golf can be found at Effingham Golf Club.

Square Footage: 3,035 sq ft Acreage: 0.45 Acres Additional Info Approximately 39 acres of beautiful fields to the North of the property were recently purchased by a number of residents of Lower Farm Road to protect them from future development.

The future owner of Rustlings will take ownership shares in the land owning entity, if they so wish (to be transferred on future sales)