Rhodes Minnis

Property Description: Set within approximately 1.1 acres of established gardens and grounds, Broadfields is an impressive detached country home where beautifully appointed family accommodation is complemented by an exceptional collection of leisure facilities and outbuildings. With a swimming pool, sauna, separate annexe, stables and paddock, the property has been thoughtfully developed to create a home that works equally well for family life, entertaining and a variety of outdoor interests.

Situated in the village of Rhodes Minnis, close to the surrounding countryside and woodland walks, the property is approached through a gated entrance onto a generous gravel driveway. The attractive house sits comfortably within its grounds, with mature trees, established planting and a sense of space that immediately establishes its country setting.

The house has undergone a programme of improvements over a number of years, with particular attention given to the principal living spaces. At the heart of the home is a superb kitchen, dining and family room, extended and fitted with a bespoke solid wood kitchen by Neptune Kitchens in Canterbury. The cabinetry has a timeless quality, with extensive storage, a substantial central island and carefully considered finishes creating a space that is both elegant and practical.

The kitchen opens into a generous dining and family area, where a roof lantern and large aluminium bi-fold doors bring natural light into the room and establish a strong connection with the gardens. There is ample space for a substantial dining table and comfortable seating, making this a wonderful setting for family gatherings and entertaining throughout the year. Alongside the main kitchen and dining space is a separate living room with attractive timber flooring, fitted shelving and doors opening directly onto the garden. Its generous proportions allow for different seating arrangements, creating a comfortable room for everyday family life. A further sitting room provides a quieter retreat, with a pleasant outlook and the flexibility to be used as a television room, reading room or more formal reception space. The ground floor also includes a practical utility room and cloakroom.

Upstairs are four well-proportioned bedrooms, arranged around the central landing. The principal bedroom has fitted wardrobe space, a separate dressing room and an en-suite shower room, while the remaining bedrooms provide comfortable accommodation for family members and guests. A family bathroom serves the other bedrooms, and a separate study provides a useful dedicated workspace.

The accommodation has been carefully maintained and updated, with high-specification timber windows installed as part of the improvements, together with contemporary additions that complement the more traditional character of the house.

Outside: The grounds are a defining feature of Broadfields. Established lawns, mature trees and thoughtfully planted borders surround the house, while terraces provide attractive places to sit and appreciate the garden. Beyond the main garden, the paddock creates a wonderful sense of openness and has previously been used for equestrian purposes. It is currently maintained as a meadow to encourage wildlife, although its size and position provide flexibility for a variety of outdoor interests.

The swimming pool is particularly impressive, with a generous surrounding terrace and a dedicated pool house incorporating a sauna. This creates a private leisure area that is ideal for relaxing, exercising or entertaining friends and family during the warmer months.

A substantial oak-framed building by Oakwrights provides a double carport with an annexe above. The annexe has an open-plan living and sleeping area, together with a ground floor shower room, making it a versatile addition for visiting family, guests or other ancillary uses, subject to any necessary permissions. Further outbuildings include a garage/workshop and stables, providing useful facilities for storage, hobbies, equipment or those with equestrian interests.

The combination of gardens, paddock, leisure facilities and additional accommodation makes Broadfields particularly adaptable. Whether used as a family country home with room for several generations, a base for outdoor pursuits or simply somewhere to appreciate the surrounding landscape, the property has been designed to make full use of its setting.

Location: Rhodes Minnis is a charming rural village situated in the Kent Downs, close to the picturesque Elham Valley and surrounded by beautiful countryside. Its peaceful setting, traditional village character and proximity to extensive woodland make it particularly appealing to those seeking a country lifestyle while remaining within easy reach of nearby towns and amenities. The village has a strong sense of community, with a village hall, 1888 Methodist church and the popular Lord Whiskey cafe, while nearby Lyminge provides a wider range of everyday facilities, including local shops, a Post Office, primary school and medical centre. Lyminge Forest is also close by, with an extensive network of woodland trails, footpaths and bridleways ideal for walking, cycling and horse riding.

Canterbury is approximately 10 miles away, providing a comprehensive selection of shops, restaurants, cultural attractions and highly regarded state and independent schools. Canterbury West station has High Speed rail services to London St Pancras, while the nearby towns of Folkestone and Hythe provide additional amenities and access to the Kent coast. The M20 motorway is accessible via Folkestone, providing convenient road connections towards Ashford, Maidstone and London, as well as the Channel Tunnel. With its attractive countryside surroundings, excellent opportunities for outdoor recreation and convenient access to Canterbury and the coast, Rhodes Minnis is a desirable location for those looking to combine rural living with everyday practicality.

Directions: SatNav = CT4 6XX / What3Words = guarded.nags.grapes

Council Tax: Band G (correct at time of marketing). To check council tax for this property, please refer to the local authority website.

Local Authority: Canterbury City Council . Kent County Council .

Services: Mains water, electricity and private drainage. For broadband and mobile coverage, we advise you check your providers website or refer to an online checker.

Tenure: This property is freehold and is sold with vacant possession upon completion.

Disclaimer: Sandersons and their clients state that these details are for general guidance only and accuracy cannot be guaranteed. They do not form any part of any contract. All measurements are approximate, and floor plans are for general indication only and are not measured accurate drawings. No guarantees are given with any mentioned planning permission or fitness for purpose. No appliances, equipment, fixture or fitting has been tested by us and items shown in photographs are not necessarily included. Buyers must satisfy themselves on all matters by inspection or through the conveyancing process.

Identity verification: Please note, Sandersons UK are obligated by law to undertake Anti Money Laundering (AML) Regulations checks on any purchaser who has an offer accepted on a property. We are required to use a specialist third party service to verify your identity. The cost of these checks is £60 inc.VAT per property and accepted offer. This is payable at the point an offer is accepted and our purchaser information form is completed, prior to issuing Memorandum of Sales to both parties respective conveyancing solicitors. This is a legal requirement and the charge is non-refundable.

Disclaimer: Please note the image with the boundary line is for indicative purposes only and will be need to be confirmed via Land Registry during the conveyancing process.

Additional Property Notes: The property is of traditional construction and has had no adaptations for accessibility. There is driveway parking for several vehicles, a double carport and a garage next to the property.

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