Brook, New Forest, Hampshire

Summary

Rooks Farm is a character four double bedroom extended and modernised Victorian era farm house that includes equestrian facilities, all within the New Forest National Park. In total the grounds and paddocks extend to approximately 14 acres, with an array of associated outbuildings, including eight stables, tack room, feed store, and a large barn etc. The farm house, which has undergone considerable modernisation and redecoration in recent years, offers deceptively spacious accommodation arranged over two floors with the benefit of oil fired central heating and replacement PVCu framed multi-paned double glazed casement windows. A recent two story rear extension has created a fabulous open plan kitchen/dining room/living room space, and includes a bespoke Neptune solid timber kitchen with an electric AGA twin hotplate cooker, whilst on the first floor the master bedroom with vaulted ceiling, has a contemporary style en-suite shower room and dressing area, with two further refurbished bathrooms serving the remaining three bedrooms. A mobile home is sited within the farmhouse gardens, and is currently let on a periodic basis. There is No Onward Chain with this sale.

Situation

Brook is a hamlet within the civil parish of Bramshaw, and falls within the curtilage of the New Forest National Park, a royal hunting ground in ancient times, but now comprising of thousands of acres of woodland and heathland, where the famous New Forest ponies, donkeys and other livestock roam freely. The entrance to Bramshaw golf club is more or less opposite the property, and there are two hostelries in the vicinity, The Green Dragon and Bell Inn, both are within a few hundred yards. Just to the South of Brook lies the historic Rufus Stone, said to mark the spot where Willian Rufus, then King of England, was killed by an arrow whilst hunting in 1100. The property is well placed for access to the wider road network, being located within a short distance of the M27 via the B3079, for Southampton, Portsmouth (via M275) Winchester (via M3)and Ringwood/South Coast via the A31. Southampton Airport, which offers a diverse range of domestic and European services is about twenty minutes car journey time also via the M27.

Side Entrance Hall
The original front entrance porch now serves as a secondary entrance. The principal entrance is approached via wicket gate and loose gravelled pathway which then leads to a double multi-pane entrance door, which then leads into a side entrance hall with a flagstone floor. A square doorway opening then leads into the open plan dining/kitchen/living room.

Dining Room Area
Space for a large dining table and chairs. Deep storage cupboard repurposed as a wine store. Side aspect casement window. Flagstone flooring flows throughout.

Kitchen/Breakfast Room Area
A solid timber Neptune kitchen, including a feature breakfast bar island with quartz stone work surfaces and two pendant lights above. Drawers and pan drawers beneath. Shelved storage cupboard. Integrated wine fridge. Recycling and bin store. Space for bar stools. Around the perimeter of the kitchen are further quartz stone work surfaces with back stands. Undermounted double stone sink unit and 'swan neck' mixer tap. Integrated Smeg dishwasher. Comprehensive range of cupboard and drawer base units. Inglenook recess with a high set oak beam, houses an Everhot range electric double oven with twin hot plates, geometric tiling and a Neff externally venting multi-speed extractor above. To either side of the inglenook there are shelved recesses. Space for an American style fridge freezer. Adjacent tall larder cupboard and further shelving above. Flagstone flooring throughout.

Living Room
A triple aspect room with two casement windows with 'monkey tail' furniture and bi-folding double glazed doors provide direct access onto the rear garden. Flagstone flooring throughout. Corner contemporary style wood burning stove. High set cupboard houses the electricity services.

Sitting Room
Dual aspect room. Fireplace with a fitted wood burning stove set on a quarry tiled hearth. Flagstone flooring throughout. TV aerial point.

Study
Front aspect casement window. Ample space for a desk. Doorway opening leads into the front entrance vestibule with staircase rising to the first floor. Flagstone flooring.

Utility Room
Timber worktop with an inset single drainer sink unit. Double cupboard beneath. Space and plumbing for a washing machine and space for a tumble dryer. Flagstone flooring. Extractor fan. Wall mounted electric heater. Side aspect casement window.

Cloakroom
Reproduction style close coupled wc. Vanity unit. Flagstone flooring.

Enclosed Rear Entrance Porch
Georgian wire glazed roof panel above. Multi-pane rear entrance door.

Front Entrance Vestibule
Approached via an attractive rustic front porch with a quarry tiled step and clay tiled pitched canopy. Panelled front entrance door with a lozenge shaped 'bullseye' window leads in the front entrance vestibule. Solid pine door provides access into the study. Pine staircase with handrail rises to the first floor landing.

Spacious First Floor Landing
Access to attic space. Doors to all rooms.

Master Bedroom
Upon entering the bedroom there is a dressing area with space for a wardrobe or dressing table. A casement window overlooks the rear garden and there is a double glazed skylight window where one might position a double bed. Step leads to the en-suite.

En-Suite Shower Room
Shower enclosure with full height 'tumbled limestone' tiling and a thermostatic shower valve with a large circular shower head, and also a slider rail with a detachable shower hand set. Close coupled wc. Contemporary style vanity unit with circular led mirror above. Porcelain tiled floor. Rear aspect casement window and additional skylight window. Heated towel rail. Extractor fan.

Bedroom Two
A double bedroom with dual aspect aspect casement windows. Deep built in wardrobe/storage cupboard.

Bedroom Three
A double bedroom with dual aspect casement windows. Built in double wardrobe with an adjacent shelved cupboard and further double cupboard above.

Bedroom Four
A smaller double size bedroom with side aspect casement window.

Shower Room
Fully tiled. Full width shower enclosure with a glazed shower side screen, integral tiled recess, thermostatic shower valve and a slider rail. Close coupled wc with a concealed cistern. Adjacent vanity unit with a wall hung oval mirror with an led surround. Heated towel rail. Tiled floor. Skylight window.

Bathroom
Period style roll top claw foot bath with mixer tap and shower attachment combination. Close coupled wc. Vanity unit with a tempered glass shelf above. Extractor fan. Heated towel rail. Tiled floor. Built in airing cupboard. Side aspect obscured glazed casement window.