Astrope Lane, Puttenham, Tring, Hertfordshire, HP23

Occupying a wonderfully private position on the edge of the picturesque village of Puttenham, The Old Rectory is an exceptional Edwardian residence that effortlessly combines the scale and elegance of a classic country house with the practicality demanded by modern family life.

Extending to approximately 6,068 sq ft including the garages, the house has been thoughtfully refurbished by the current owners, preserving its wonderful period character while creating beautifully presented accommodation throughout. From the moment you step into the impressive reception hall, the craftsmanship of the era is immediately apparent, with a magnificent staircase setting the tone for the accommodation beyond.

The ground floor has been designed to adapt effortlessly to every stage of family life. Elegant formal reception rooms include a superb drawing room centred around an impressive inglenook fireplace, a formal dining room for entertaining and a billiards room, while the generous kitchen and adjoining breakfast room form the natural heart of the home. A utility room provides practical day to day functionality, and the substantial family room, with its own independent entrance, offers exceptional versatility as a gym, studio, home office or additional reception space.

Planning permission has already been granted for a striking rear kitchen extension incorporating expansive glazing to maximise the connection with the gardens, with the footings already completed. As the property is not listed, purchasers also have the opportunity to further personalise the house, subject to the necessary consents.

The first floor is arranged to provide six bedrooms in total. The principal staircase serves four generous bedrooms, including an impressive principal suite enjoying views towards the Chiltern Hills and a luxurious en suite bathroom, together with the remaining family bedrooms and bathrooms.

A secondary staircase rises to two further bedrooms and an additional bathroom, creating an ideal arrangement for guests, independent teenagers, live in relatives or staff. While this wing can also be accessed from the principal first floor landing, the independent staircase allows it to function with a greater degree of separation, offering excellent potential for self contained annexe style accommodation should a purchaser wish.

Outside, the gardens are every bit as impressive as the house itself. Sweeping lawns extend from a broad York stone terrace towards a picturesque natural pond, while mature specimen trees, established planting, raised vegetable beds, fruit cages, an orchard and a greenhouse create an idyllic setting throughout the seasons.

The equestrian facilities, available by separate negotiation, include a stable block with four loose boxes, tack room, floodlit ménage and fenced paddocks, creating an outstanding opportunity for those seeking an equestrian lifestyle without compromising accessibility.

Despite its wonderfully rural surroundings, The Old Rectory enjoys excellent connectivity. Tring, Cheddington and Berkhamsted stations all provide fast rail services into London, while the A41, M25 and M1 are all within easy reach.

Families are particularly well catered for, with the property falling within Buckinghamshire and therefore benefiting from access to the Buckinghamshire grammar school system, subject to qualification and admissions policies. The area is equally renowned for its independent schools, including Tring Park School for the Performing Arts and the highly regarded Berkhamsted School, both of which are within easy reach, it is a location perfectly suited to modern family living.