Swaynes Lane, Merrow, GU1 2XX

"The setting is one of the main strengths here.

Positioned on a private no through road close to the Merrow Downs, the house feels tucked away while still remaining well connected for Guildford, local schools and everyday amenities.

Outside, the garden has been arranged to feel private and usable, with a paved terrace directly outside the rear doors and a lawned section beyond.

Detached garaging and off street parking complete the practical side of the property well." James Boyden - Chantries & Pewleys The rear family room is clearly the focal point of the house.

The proportions allow the space to work comfortably as both a sitting area and everyday family room, while double doors opening onto the garden bring in natural light throughout the day and strengthen the connection outside during warmer months.

There is enough space here for day-to-day living to centre naturally around the garden, particularly with the terrace positioned directly outside the doors.

The kitchen is arranged in a practical U-shape layout with good storage and preparation space, while remaining connected to the adjoining dining area.

The dining room itself has a more traditional feel, with tiled flooring, a fireplace and doors opening onto the garden.

Just off the kitchen is a useful utility, providing space for appliances and additional storage.

At the front of the house, the separate sitting room provides a quieter reception space away from the rear family room.

A bay window brings in natural light, while the fireplace and fitted window seating add further character to the room.

This separation between living areas gives the house flexibility depending on how the space is used day-to-day.

The first floor provides three double bedrooms, including a principal bedroom with fitted storage and an en suite shower room. A further bathroom serves the remaining accommodation.

On the top floor, an additional bedroom creates useful flexibility for guests, older children or home working depending on requirements.

The mature rear garden has a mix of paved seating areas leading to lawn, framed by mature planting and established borders which provide a good degree of privacy.

Directly opposite the house, there is a detached garage with a good-sized mechanics pit underneath and there is off street parking.

A footpath directly behind the garage leads to miles of woodland, 2 golf courses, Merrow lawn tennis club, Merrow cricket pitch, the Horizon gym and The Crescent Nursery School.

The private road setting, close to the Merrow Downs, adds further to the quieter feel of the position.

Local Area Merrow shops are within easy reach and provide a splendid range of local shops including an M&S and chemist.

Schooling is excellent with several within walking distance including Merrow Infant School, Merrow Junior School, St Thomas of Canterbury, Boxgrove Primary, St Peters and George Abbot.

Guildford with its famous cobbled High Street and Castle is located approximately 2 miles away, providing an extensive range of leisure and recreational facilities with a wide range of shops, restaurants, the Yvonne Arnaud Theatre, a cinema complex, G Live, Surrey Sports Park and Spectrum Leisure Centre.

Transport links are excellent with a regular bus service into Guildford and 2 stations including the mainline station connecting to London Waterloo in approximately 37 minutes.

The A3 is close by linking to the M25 motorway, Gatwick and Heathrow Airports.