Planning Permission

Two planning consents have been approved for the property. A residential extension to the rear has planning permission under reference 21/P/01706. This provides scope to significantly expand the living accommodation. A Certificate of Lawfulness for a swimming pool and outbuilding has been confirmed under reference 21/P/00380. Both are approved and provide a clear scope to expand the accommodation and add a significant leisure facility.

Property

Set in the heart of Effingham village, this four-bedroom detached home occupies approximately 8 acres of level paddock land and offers a combination of spacious accommodation, planning permission for a rear extension and direct access to the Surrey Hills.

The main house extends to 2,002 sq ft across two floors, with a total of 2,542 sq ft including the double garage and timber stable. The layout is well-proportioned and practical, with two distinct reception rooms on the ground floor, each offering a different outlook and character.

The principal reception room features a fireplace with an open fire and French windows opening directly onto the rear patio and the open paddock beyond. It works equally well as a quiet retreat and as an entertaining space. The dining room is double aspect, drawing natural light from both sides. The study sits to the rear of the hall with views over the fields, providing a calm and well-positioned home workspace.

The kitchen/breakfast room is fitted with high-gloss cabinetry, marble-effect quartz worktops and NEFF appliances including an integrated fridge, freezer and dishwasher. A breakfast bar with seating for two sits beneath the garden-facing window, with oak flooring running throughout. A cloakroom and utility room complete the ground floor.

Upstairs, the owner's suite is the most substantial room in the property. The ensuite bathroom features a walk-in shower, a separate bath and a wash basin. Three further double bedrooms, all with fitted wardrobes, are served by a well-appointed family bathroom.

The property is approached via five-bar timber gates onto a sweeping gravel driveway with space for multiple vehicles. The double garage has internal access to the rear garden. A patio runs along the back of the house, creating a direct connection between the interior and the open paddock.

The approximately 8 acres of level grassland, currently used as a paddock, adjoin bridleways connecting to Effingham Common, Bookham Common and Ranmore. A timber stable sits adjacent to the garden. The Woodland Trust maintains the woodland forming the rear boundary, providing a permanent natural screen with no development risk on that side.

Location

Effingham Junction station is approximately 1.5 miles from the property. South Western Railway operates direct services to London Waterloo from 42 minutes, with up to 84 trains per day. Guildford station is accessible in approximately 20 minutes by car. The A3 and M25 (junction 10) are both within comfortable reach.

The property sits within the catchment area for The Howard of Effingham School, rated Good by Ofsted (May 2025) and ranked first in Effingham by Progress 8 score. Raleigh School in nearby West Horsley holds an Outstanding Ofsted rating and was ranked joint-first in Surrey for KS2 results in the 2026 Sunday Times Parent Power league table.

For independent schooling, Cranmore School in West Horsley (ISI: Excellent, co-ed prep ages 2-13) and St Teresa's on Effingham Hill (independent girls' school ages 4-18) are both within a short drive. Manor House School in Little Bookham, an independent day school for girls, is also nearby. Effingham Golf Club is a short drive away, and the Surrey Hills Area of Outstanding Natural Beauty begins on the doorstep.

Please Quote JD0696 For All Enquiries

Detached House in Leatherhead