New Barn Farm, Park Lane, Ropley, SO24 0BE

An outstanding country house with extensive additional accommodation, outbuildings, garaging, swimming pool complex, formal gardens and grounds including paddocks and light woodland, extending in all to approximately 5.86 Acres (2.371 ha) The Property An exceptional country house immaculately presented throughout providing welcoming, versatile and well proportioned accommodation, ideally suited for family and / or multi-generational living.

The main house, built in 2017, reflects a traditional Georgian style, offering high ceilings and many character features attributed to a property of its class including open fireplaces, large sash windows and impressive stone floors, yet carefully combines with more modern conveniences attributed to current day living including ground source heating, double glazed windows, built-in ceiling speakers, retractable bi-folding doors, underfloor heating and a wine cellar.

Arranged over three floors principally, the house offers notably comfortable and light accommodation boasting an impressive reception hall upon arrival, a large open plan kitchen / dining / family room at its heart, supported by two elegant reception rooms and further complimented by six bedrooms, which include four bedroom suites all of which enjoy delightful views across the surrounding gardens.

The Cottage, formerly the Gate House, is understood to date back to the early 1900’s and has also undergone a significant transformation from its original form, with works being completed in 2019 to provide an additional and comfortable residence which could serve as separate guest accommodation, staff accommodation or for personal family requirements.

The Studio, completed in 2022, offers flexibility and whilst currently appointed as an additional annexe with kitchen and shower room facilities, would equally work as a home office or hobby / games room facility.

The Office / ‘Bar’ was created during lockdown, utilising an existing structure which was significantly enhanced and repurposed to offer a very comfortable, cosy and private ‘retreat’ in which to relax, entertain and unwind.

Outside Approached through ornate wrought iron gates, a sweeping gravelled drive leads to the main house and on to the detached 4 bay garaging facilities and parking area.

A separate drive accessed through wooden double gates leads to the Cottage, a further double garage, detached carport and the Studio.

A third driveway, accessed through a wrought iron gate off the lane and across a gravelled drive provides access to the paddocks.

The gardens to the front of the main house are principally lawned housing mature trees and numerous attractive and well stocked floral beds with paths leading to the various cleverly screened outbuildings and garages.

An attractive Greenhouse is neatly positioned beside the Cottage benefitting from shelter and sunlight.

The Swimming Pool complex is resplendent in its pillared, Grecian-styled appearance and designed to enable the side façade to be fully opened with retracting doors.

Internally, aside from a generous pool with jets and an electric cover, there is a gym area, changing room and separate massage room.

The rear gardens and grounds to the property are beautifully arranged offering various formal and informal areas providing an oasis of calm and enjoyment.

Private dining / entertaining terraces adjacent to the Swimming Pool complex and rear of the main house seamlessly lead into formal lawns containing an orchard which in turn provides access to the light woodland with its series of arboured pathways and seating recesses, mature vegetable gardens, beehives and separate paddocks, all of which are fully enclosed and accessed through various five bar gates.

The gardens and grounds offer a notably sunny, southerly aspect affording much privacy and seclusion for entertainment and relaxation and extend in all to approximately 5.86 Acres (2.371 ha).

Location The property enjoys a lovely position within the delightful village of Ropley, an active and popular village situated in unspoilt, pretty countryside and benefitting from a community shop and post office, primary school, church, parish hall, sports pavilion, cricket pitch and recreation ground.

Schools within the area include the highly regarded primary school with secondary schools located in Alresford, Petersfield and Winchester.

The excellent private schools in the area include Bedales, Churchers College and Ditcham Park School in Petersfield, Prince’s Mead, St Swithun’s, Twyford School, Winchester College and Pilgrims’ School.

The area is well known for its excellent sporting opportunities including world class fishing on the nearby Rivers Test and Itchen, sailing and water sports on the South Coast, golf at numerous courses in the area including Alresford and walking and riding through the South Downs National Park.

Ropley is ideally positioned to give access to Petersfield, as well as the A31, A3 to London via Guildford, or the A31/M3 via link roads.

Heathrow Airport is approximately 50 miles away, Gatwick 60 miles away and Southampton International Airport, with its European and UK destinations only 21 miles distant.

General Remarks Method of Sale The property is offered for sale by private treaty.

Public Footpaths No public footpaths Construction Main House – brick and concrete with tiled roof Cottage – brick with tiled roof Studio and Garages – block and wood Pool Complex - block Services Mains water (available) and electricity - water currently supplied from a bore hole for the main house.

Ground source heating; Air heat recovery; Underfloor heating in main house. Private drainage – septic tank for main house, treatment plant for cottage and studio. Oil heating for cottage and studio.

Fibre to premises. Broadband availability Fibre Mobile /Internet Coverage Good outdoor, variable indoor (Ofcom) Tenure Freehold with vacant possession.

Local Authority East Hampshire District Council Council Tax Band H EPC Main House – C70 Cottage – C74 Studio – C79 Postcode SO24 0BE