Guide Price ~ £1,800,000 ~ Freehold

An Elegant Grade II Listed Georgian Rectory

Eight Bedrooms & Six Reception Areas Separate Potential Studio Coach House & Garaging

Mature Grounds Extends to 0.76 of an Acre

The Old Rectory sits proudly within the conservation area of the hamlet of Old Bedhampton on an attractive plot amounting to 0.76 of an acre, opposite the Norman church of St Thomas, which is believed to date from 1740. In this rather impressive Grade II listed property you are buying more than just a family home in an enviable position, you are also preserving a little slice of history for the next generation. This imposing detached Old Rectory sits on the established plot within mature gardens, with the living accommodation extending to over 6,175 sq ft in the main house with the primary accommodation arranged over two floors with a third floor at the front elevation providing an extra three bedrooms and a three room cellar. The rooms are beautifully proportioned with high ceilings and sash style windows throughout, extensive modernisation and a project of redecoration has taken place in recent years providing the benefits of modern 21st Century living yet with the grace and charm of the original property and a number of its historic features. In the grounds is a coach house which would be ideal for conversion to form either garaging with an apartment above or space for those looking to work from home (subject to planning permission and Listed Building Consent). The accommodation is versatile with two separate staircases, the formal main front door but also other access doors from the courtyard providing the opportunity for those who may want to work from home or have elderly relatives living with them.


Old Bedhampton has a surprisingly rural feel yet being 1½ miles from the centre of Havant where a full range of shopping, leisure facilities can be found, together with the mainline railway station providing regular service to London Waterloo in approximately 1hr 20 minutes, commutable links to the South coast major cities including good commutable links via the A3(M) to Guildford, London, Portsmouth, Southampton and the Historic City of Chichester. Nearby is Langstone Harbour Nature Reserve and a short distance to the North is the South Downs National Park. Early internal viewing of this spacious family home is strongly recommended in order to appreciate both the accommodation and location on offer.

ENTRANCE:                           High brick retaining wall with feature lancet gateway depicting house name, separate pillared entrance leading to driveway, Coach House (garaging) and store. To the front of the property is a lawned garden with flowering borders and pathway leading to main front door with canopy and pillars with feature arch window over. To the left hand side of the property is flagstone patio area and three doors, two with canopies and lighting over. Main front door, leading to:

HALLWAY:                            Feature security locking bar, large hallway with wide balustrade staircase leading to upper landing with views stretching to the rear of the property and overlooking trees to the rear, twin arched windows to either side of entrance with roll top radiators under, high ceiling with cornicing and coving, skirting boards, power points, internal door leading to rear / south wing.

DINING ROOM:                    15′ 4″ x 14′ 10″ Twin sash windows to side aspect overlooking driveway, wooden panelling to either side and under, large roll top radiator, high ceiling with coving, inset arched shelving to one wall with storage cupboards under, power points, panelled door with architraves.

DRAWING ROOM:               23′ 10″ into bay x 15′ 1″ maximum. Feature high level sash window to front aspect with original shutters, ornate skirting boards, ceiling coving, central ceiling rose, wooden surround fireplace and brick hearth, power points, roll top radiators, sash windows into bay at one end with twin double doors leading to side / rear garden.

REAR SOUTH WING:            Accessible from the staircase in the main hallway, leading down via a doorway to ‘L’ shaped inner hallway, red tiled flooring, door to side aspect with window over, roll top radiator, doors to primary rooms, second radiator, door to basement, central heating control switch, built-in storage cupboard with shelf.

BOOT ROOM:                        13′ 0″ x 6′ 1″ Measurements to front of built-in wardrobes / storage cupboards. Range of sliding doored built-in storage cupboards to one wall with hanging space and shelving measuring approximately 2’5″ in depth, cloaks hanging area, ‘dark oak’ wooden flooring, roll top radiator, high level sash window to side aspect overlooking driveway with panelling to half wall level on one wall, panelled door, ceiling spotlights.

CLOAKROOM:                      8′ 5″ x 5′ 0″ Closed couple w.c., with twin flush, tiled flooring, roll top radiator, pedestal wash hand basin with mixer tap, extractor fan.

STUDY / HOME OFFICE: 13′ 0″ x 14′ 1″ Sash window to side aspect overlooking garden with roll top radiator under, American Black Walnut wooden flooring, feature painted arched fire surround with cast iron inlay, power points.

SITTING ROOM:                   18′ 8″ x 15′ 7″ Built-in glass panelled storage cupboards to either side of chimney breast with range of shelving and blue glass frontages, one housing shelving and power controls for wall mounted T.V., bracket for wall mounted T.V with contemporary polished granite wall insert electric fire, sash window to side aspect with low sill, staircase rising to first floor, secondary door to side aspect overlooking driveway, further sash window, door to hallway, ‘American Walnut’ flooring, roll top radiator, power points, square opening leading to play room:

SHOWER ROOM:                  White suite comprising; pedestal wash hand basin, close coupled w.c., with twin flush, tiled flooring, heated towel rail, shower cubicle with ‘drench’ style hood, rail and curtain, extractor fan, frosted glazed casement window to side aspect, roll top radiator, ceiling spotlights.

PLAY ROOM:                         16′ 1″ x 11′ 2″ Casement windows to rear aspect overlooking garden with low sill, roll top radiator, ceiling coving, panelled door, power points, leading to:

UTILITY ROOM:                    10′ 2″ x 7′ 3″ Casement window, part glazed panelled door leading to side aspect, gloss black tiled flooring, ceiling spotlights, coving, roll top radiator, power points, range of wall and floor units with granite work surface, inset ‘Franke’ sink unit with mixer tap and cupboard space under, integrated appliances including two semi-integrated ‘Miele’ washing machines and two tumble dryers.


BREAKFAST ROOM:             Breakfast Area: 18’0″ x 14’7″ Central wooden beam with lighting, twin sash windows to side aspect overlooking garden, ‘European Oak’ flooring, roll top radiator, opening leading to peninsular style divide and kitchen, range of floor to ceiling built-in cupboards to either side of chimney breast with drawers to lower section and storage shelving over, brushed steel T bar handles, exposed brick surround fireplace with arched top storage cupboard to one side and wooden lintel over, brick hearth, further built-in storage cupboards to one side with range of drawers and shelving over, peninsular style divide with range of storage cupboards, wood block work surface incorporating five ring induction ‘Stoves’ range with central stainless steel canopy hood and light over, leading to: Kitchen Area: 19’2″ x 8’0″ leading to feature sash bay windows to rear aspect with twin doors leading to rear garden, coir matted area, matching ‘European Oak’ flooring, wood block work surface with range of drawers and storage cupboards under, tall pantry style cupboard with range of shelving, brush steel handles, twin sash windows to rear aspect overlooking garden, inset stainless steel sink unit with mixer tap with range of drawers under with soft close mechanism, recessed area with space for American fridge/freezer, ceiling spotlights. (Maximum measurement incorporating kitchen and dining area 28’1″ in length).

FIRST FLOOR:                       Landing, accessed from the main hallway with easy rise balustrade staircase rising to upper level to the front, to the rear (south) wing is wide hallway with internal part-glazed door and archway over, leading to an internal hallway with sash window to rear aspect, built-in double doored storage cupboard with access into eaves housing hot water tank (not tested), on this level is a doorway with staircase leading down to the sitting room.

BEDROOM 2:                         15′ 10″ x 13′ 1″ High ceiling, sash window with original sliding shutters to side aspect overlooking driveway and the garden, roll top radiator, wood surround fireplace with cast iron inlay and grate, built-in double doored storage cupboards to either side of chimney breast with hanging space and shelving, airing cupboard with lagged copper cylinder, power points.

BEDROOM 3:                         18′ 0″ x 13′ 0″ decreasing to 10’0″ at narrowest point. Sash window with original sliding shutters to side aspect overlooking garden with roll top radiator under, built-in double doored storage cupboard/wardrobe, panelled door, power points.

BEDROOM 1:                         27′ 2″ into bay window x 18′ 3″ Feature large Victorian bay with curved wall and ceiling with three large sash windows with original shutters overlooking garden, two roll top radiators, sash style window to side aspect overlooking garden, high ceiling with ornate ceiling coving, panelled door to hallway, marble surround fireplace with painted brick inlay with ornate cast iron and pebble hearth, power points.

BEDROOM 4:                         16′ 7″ decreasing to 11’6″ x 15′ 8″ Recess to chimney breast with painted white brick work and mantle over, built-in double doored wardrobe with storage cupboard under to one side of chimney breast, dresser style unit to other side with range of shelving over and cupboard space under, twin sash windows with original shutters to side aspect overlooking driveway, power points, roll top radiator, high ceiling, panelled door.

BATHROOM:                         10′ 8″ x 9′ 3″ (3.25m x 2.82m) With a ceiling height of 6’1″ Slight eaves to ceiling, ceiling spotlights, tiled flooring, casement window to rear aspect, white suite comprising; claw footed double ended bath with separate chrome Victorian style mixer tap and shower attachment, pedestal wash hand basin, close coupled w.c., with chrome furniture, roll top radiator.

FIRST FLOOR:                       Mezzanine landing to front aspect with sash window and original shutters overlooking the entrance vestibule with views towards St Thomas Church and grounds, balustrade staircase rising to top floor.

BEDROOM 5:                         23′ 9″ x 13′ 9″ To one end is bay window with three matching sash windows with original sliding shutters overlooking garden and sash window to front aspect with window seat overlooking St Thomas Church grounds, panelled door, roll top radiator, power points.

FEATURE BATHROOM:         15′ 0″ x 13′ 7″ to front of chimney breast. Central to the room is a claw footed double ended bath with ‘Victorian’ style mixer tap and shower attachment, two roll top radiators, chimney breast with cast iron inlay and wooden surround, built-in linen cupboard to one side with shelving, high level w.c., with chrome furniture, twin wash hand basins with mirrors over and towel rails under, large walk-in shower cubicle with ‘drench’ style hood, glass panelling with drying area to one end and tiled surrounds, large sash window with original shutters overlooking church, panelled door.

TOP FLOOR:                          Mezzanine landing to rear.

BEDROOM 6:                         14′ 0″ x 13′ 4″ Skylight window with shutter, panelled door, power points, electric heater, door to:

LOFT ROOM:                         ‘L’ shaped running to the rear of the bedroom and extensive access via walkways and partly boarded providing extensive storage opportunity.

MAIN LANDING:                  With balustrade, restricted ceiling height with dormer style window to front aspect.

BEDROOM 7:                         15′ 3″ x 11′ 4″ Measurements taken from approximately 1’10” off floor level with eaves to ceiling restricting headroom, maximum ceiling height 6′, dormer style window to front aspect overlooking St Thomas Church grounds with electric heater under, power points, windows to side aspect overlooking garden, arched top doorway.

BEDROOM 8:                         14′ 6″ x 11′ 5″ Measurements taken from approximately 1’10” off floor level with eaves to ceiling restricting headroom, maximum ceiling height 5’11” Dormer window to front aspect overlooking St Thomas Church grounds with electric heater under, arched doorway, power points, arched topped cast iron fire surround fireplace to one end with mantle over.

BASEMENT / CELLAR:          Accessible from inner hallway leading down to three rooms.

ROOM 1:                                 14′ 4″ x 8′ 0″ Maximum ceiling height 5’9″, exposed brick and beam walls, brick flooring, electric consumer box, doors to inner store rooms.

ROOM 2:                                 14′ 5″ x 15′ 1″ Maximum ceiling height 5’10, brick flooring, raised former wine shelved areas with brick divides, arranged as five separate storage areas on either side.

ROOM 3:                                 14′ 7″ x 13′ 0″ Measurement to front of chimney breast with ceiling height of 5’9″ brick low level with painted brick walls and raised slate shelving.

OUTSIDE:                              To the front is a high brick retaining wall with arched opening and gateway leading to stone pathway leading to main front door, lawned areas to either side with mature shrubs, evergreens and bushes.


To the left hand side of the property is a pillared entrance leading to tarmac driveway onto cobblestones to the front of the garage, flagstone patio area with three doors leading to the internal hallway, sitting room and utility room, external meter cupboard. Wrapping around from the front garden is a mature trees area with bark chipping, original retaining wall leading round to a raised terrace with steps leading to drawing room, bark chipping area, directly outside the kitchen is a raised terrace with railings, wide steps and hand rails leading down to the garden, (former tennis court), with raised borders and surrounded by mature trees, evergreens and bushes, mature tree with tree house. To the very rear of the garden is a small stream, mature trees and shrubs, range of fruit trees and maturing shrubs. Wrapping around behind the play room and utility room is a further garden area with high retaining wall accessible via a ramp and doorway leading to garage / coach house.


GARAGING:                          Arranged as two garages with a studio over.

GARAGE 1:                             21′ 2″ x 16′ 0″ Window to rear, double wooden doors, interlinking door to:

GARAGE 2:                            21′ 1″ maximum x 13′ 10″ maximum. Pedestrian door to rear, staircase leading to upper floor.

FIRST FLOOR STUDIO:         26′ 10″ maximum x 20′ 5″ maximum. Windows to front and rear aspects.

STORES:                                 There are two stores to the right of the Coach House.

TO FIND THE PROPERTY: From our office proceed along the Havant Road in an easterly direction taking the second exit at the roundabout into Bedhampton Hill, take the third exit at the next roundabout onto Bedhampton Road turn immediately right into Brookside Road, continue alongside the brook then turn left at the southern end into Bidbury Lane where The Old Rectory can be found a short distance along on the right hand side.