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" Main House

.    Double glazed door with frosted double glazed panels adjacent opening into

Entrance Hall    An impressive space with wood laminate flooring, understairs storage cupboard, radiator.

Cloakroom    with decorative ornate high level WC, wash hand basin, dado wall tiling, radiator, extractor vent.

Drawing Room    A light, split level room with twin multi-paned Upvc double glazed windows to front, each with radiator beneath, exposed brick 'inglenook' fireplace with raised brick hearth, wood burning stove, port hole window, TV and telecom points, door to The Bungalow (described later).

Dining/Family Room    L shaped and with wood laminate flooring, dado rail, coved ceiling, twin radiators, TV point, archway through to

Study Area    with tiled flooring and telecom point.

Conservatory    Of Upvc double glazed construction with leaded light opening vents, double doors to garden, ceramic floor tiling.

Kitchen/Breakfast Room    Triple aspect and well appointed with an extensive range of base and eye level units with complementary beech effect work surfaces incorporating twin bowl ceramic sink unit with chrome mixer tap and window above, plumbing and space for dishwasher, built in halogen hob with extractor above, fitted double oven. Breakfast Area and recess suitable for American style fridge freezer, part tiled walls, TV point.

Utility Lobby    Plumbing and space for appliances, tiled floor, work surface and double glazed door to garden.

.    From the Entrance Hall an open tread staircase leads to the Galleried First Floor Landing with window to rear and radiator.

Master Suite - Bedroom 1    Light and double aspect with far reaching views, fitted with an extensive range of wardrobes with sliding doors, TV and telecom point, radiator, multi-paned door to

En-Suite Bathroom    Luxuriously appointed and comprising walk in oversized shower cubicle, concealed flush WC, bidet, 'his and hers' designer wash hand basins, shaver point with frosted window above, tiled walls and floor, extactor vent, inset spotlights, designer radiator, adjacent walk in shelved linen store.

Bedroom 2    Light and double aspect with far reaching views, recessed single wardrobe cupboard, radiator, airing cupboard with lagged tank and immersion heater.

Adjacent Family Bathroom    comprising of panel enclosed bath with independent Mira shower system, WC, pedestal basin, frosted windows, part tiled walls and floor, radiator.

Bedroom 3    Window to front with radiator beneath.

Bedroom 4    Window to front with radiator beneath.

Guest Bedroom 5    Light and double aspect, fitted with an extensive range of wardrobes with sliding doors, 2 radiators, TV point.

Bridle Cottage

.    On of a pair of 4* rated and successfully run holiday cottages comrising of double glazed front door with carriage light opening to

Sitting Room    with window to rear and radiator beneath, ornamental fire place with tiled hearth, coved ceiling, TV aerial point.

Kitchen/Breakfast Room    Fitted range of base and eye level units with complementary work surfaces, 1 1/2 bowl stainless steel sink unit with double glazed window above, integrated oven, halogen hob and extractor unit, fridge, microwave, panel heater, hoover cupboard, multi-paned door to

Bedroom    Window to front with radiator beneath, access hatch to roof void, multi-paned frosted glazed door to

En-Suite Shower Room    with tiled shower cubicle with Triton shower system, pedestal basin, frosted window, WC, extractor vent, wall heater, part tiled walls, shaver point, radiator.

Horseshoe Cottage

.    The adjoining holiday cottage comprises of double glazed front door with carriage light to

Kitchen/Breakfast Room    Fitted range of base and eye level units with complementary work surfaces, stainless steel 1 1/2 bowl sink unit with window above, integrated Indesit oven, halogen hob and extractor vent, wall tiling, microwave, fridge, Breakfast Area with dado rail, panel heater, access to fuses, hoover cupboard, multi-paned door to

Sitting Room    Ornamental fire place with tiled hearth, window to rear with open views, radaitor beneath, coved ceiling, TV aerial point.

Bedroom    Window to rear with radiator beneath, coved ceiling, access hatch to roof void, multi-paned frosted glazed door to

En-Suite Shower Room    Triton shower system, tiled shower cubicle, WC, pedestal basin, shaver point, extractor, frosted window, dado tiling, wall heater.

.    Both Bridle Cottage and Horseshoe Cottage are 4* English Tourist Board rated and have been producing a very respectable income, an ideal investment opportunity or as ancillary accommodation for extended family.

The Bungalow

.    A single storey letting cottage or self contained in law annex and with an independant double glazed front door leading to

Entrance Hall    Wall mounted central heating boiler and programmer, wood laminate flooring, radiator, airing cupboard with lagged tank and immersion heater, coved ceiling, access hatch to roof void, hoover cupboard.

Bedroom    Double glazed window to side, fitted double wardrobe with mirrored doors, radiator, coved ceiling.

Shower Room    Triton shower system, tiled shower cubicle, WC, pedestal basin, shaver point, extractor, frosted window, dado tiling, wall heater.

Sitting Room with Kitchen/Diner    Open plan and triple aspect, a bright room overlooking the rear garden with direct access via multi-paned French doors to paved courtyard, radiator, TV point and coved ceiling. Open plan to Kitchen with fitted range of base and eye level units, 1 1/2 bowl sink unit with window above, complementary work surfaces, fitted Whirlpool oven, electric hob and extractor unit, microwave, built under fridge, coved ceiling, part tiled walls.

Agents Note    The Bungalow is currently independent of the main house with its own heating source but can be easily integrated into the main body of the house if required, via an existing communicating door.

Outside    To the front the property is approached over a tarmacadam driveway flanked with raised lawns and established trees onto a parking and turning area for numerous vehicles and enclosed with close boarded fencing and well stocked flower and shrub borders.

.    The drive continues to a Detached Double Garage with pitched tiled roof, up and over door, windows to side, courtesy door to rear and concrete hard standing with implement store, an ideal secure parking facility and with workshop area. To the side of the garage is a lean-to and further established planting.

.    The formal gardens encircle the property and to the rear of the two cottages, a paved sun terrace with pergola, shaped lawn with established borders, wonderful rose arbour and manicured hedging, further established beds, gardener's WC, productive and established fruit and vegetable garden with polytunnel, garden shed and potting shed, young orchard, small holding paddock with field shelter and chicken run.

.    To the side of the cottages is an established herb garden, external boiler room with oil fired central heating boiler and plumbing for washing machine, butlers sink.Small greenhouse and to the rear of the house is a paved perimeter pathway leading to a substantial paved sun terrace with stone balustrading, patio garden with trellis work and further garden store, areas of lawn interspersed with a variety of mature shrubs, plants and specimen trees.To the rear of the formal garden is a further substantial lawned area with Summerhouse and mature established tree lined boundary.

Paddocks    The paddock can be accessed directly from the formal gardens via a five barred gated entrance or from the lane with separate access for vehicles.From the paddock, a 5 minute walk takes you straight to Camber beach and miles of sandy beaches and dunes.

Headline    A substantial detached family house on the market for the first time in many years, in a secluded tucked away location yet 5 minutes from the beach front and with substantial and flexible family accommodation and 3 letting cottages, gardens and paddocks,in all around 7 acres.

Description    Poundfield Farm was built around 1975, extensively refurbished by the current owners who now enjoy a healthy income from the two holiday cottage investments which are available within the asking price. The property is situated at the end of a long drive and offers seclusion and privacy, surrounded by its own established level formal gardens with double garage, ample parking and paddocks. The bungalow annex has also been successfully let as a holiday cottage but could easily be incorporated into the main body of the house with the interconnecting door, ideal for either extended family or home/income purposes.

Situation    In a semi rural position down a country lane yet within easy walking distance of the beach. Local shops and facilities cater for those day to day needs and Rye offers a comprehensive range of High Street shops and facilities, schools, picturesque harbour and mainline station to Ashford International and London. The A259 coastal road network is easily accessible and there are numerous sport and recreational facilities in the general area as well as footpaths, bridal ways and places of interest.

Directions    Driving south on the A21 and at Flimwell crossroads turn left onto the A268 Hawkhurst Road through Sandhurst and Hawkhurst towards Newenden. Cross over the Newended bridge then left onto the A268 towards Rye. Continue to Rye and on reaching the roundabout bear left onto New Road A259 towards Camber. Turn right onto the Camber Road, past Rye Golf Club and turn left after the lakes onto Farm Lane. As the lane divides, fork left clearly marked Poundfield Farm which is on your left as the drive forks .

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