Church Whitfield Road, Church Whitfield, CT16 3HY

£825,000 FOR SALE


Church Whitfield is a pretty rural hamlet nestled on the North Downs just above Dover with a beautiful 10th Century Saxon Church at its centre. Rolles Court is situated just along from this on a country lane surrounded by farmland and paddocks. The village of Whitfield is just one mile away with a small convenient parade of shops and a neighbouring retail park with major supermarket; here there is also access to the A2 and southern motorway network with the vibrant Cathedral City of Canterbury just 20 minutes by car. The closer harbour town of Dover has a fabulous historic castle, miles of coastal paths along the famous White Cliffs and an impressive marina offering various watersport facilities. High speed mainline train services give a travel time to London St Pancras of just on the hour and the Cross Channel Routes, Eurotunnel and Eurostar services provide direct and easy access deep into Europe.

The Property

Set amongst some 2.1 acres, Rolles Court is a substantial and handsome residence believed to originate from 1860, however historical documents make mention of the house being in existence as far back as the 16th Century. The current owners bought the house 20 years ago in an uninhabitable state and after carrying out extensive refurbishment works, have run the property as a successful Bed and Breakfast establishment ever since.
Generous accommodation is arranged over three floors along with extensive cellar rooms. The ground floor offers three superb reception rooms, all with large bay windows, feature fireplaces, period features and original doors. An extensive conservatory was also added in 2006. The kitchen/breakfast room is situated at the rear overlooking the garden, with a useful adjoining utility area retaining parquet flooring, from here there is external access and a boot room with the original butlers bell system still intact.
The basement is also accessed via the kitchen, providing two large rooms, both with good head height and natural light, one of these rooms is currently used as an office and has a lovely flagstone floor.
The first and second floors are nicely arranged around half landings and provide an assortment of seven individual bedrooms, virtually all en-suite and all enjoying a lovely rural outlook. It is noticeable that a number of the rooms enjoy vast bay windows, and some with charming window seats.

Sitting Room

Approx. 20' 4'' x 14' 7'' (6.19m x 4.44m)

Second Reception Room

Approx. 18' 9'' x 13' 9'' (5.71m x 4.19m)

Dining Room

Approx. 20' 6'' x 14' 8'' (6.24m x 4.47m)


Approx. 26' 6'' x 17' 0'' (8.07m x 5.18m)

Kitchen/Breakfast Room

Approx. 18' 1'' x 14' 5'' (5.51m x 4.39m)

Utility Room

Approx. 13' 7'' x 8' 4'' (4.14m x 2.54m)


Approx. 14' 1'' x 9' 7'' (4.29m x 2.92m)


Approx. 13' 5'' x 14' 5'' (4.09m x 4.39m)

Cellar/Store Room

Approx. 19' 1'' x 13' 11'' (5.81m x 4.24m)

Bedroom One

Approx. 20' 5'' x 14' 8'' (6.22m x 4.47m) plus En Suite Bathroom

Bedroom Two

Approx. 19' 1'' x 15' 0'' (5.81m x 4.57m) plus En Suite Bathroom

Bedroom Three

Approx. 19' 1'' x 13' 9'' (5.81m x 4.19m) plus En Suite Bathroom

Bedroom Four

Approx. 13' 0'' x 9' 5'' (3.96m x 2.87m) plus En Suite Shower Room

Bedroom Five

Approx. 17' 11'' x 10' 11'' (5.46m x 3.32m) plus En Suite Bathroom

Bedroom Six

Approx. 13' 10'' x 11' 7'' (4.21m x 3.53m) plus walk in Wardrobe and En Suite Bathroom

Bedroom Seven

Approx. 14' 1'' x 11' 8'' (4.29m x 3.55m)

Pool Complex

The covered swimming pool also has an attached building with scope for changing facilities and perhaps a gym.

Pool House of Approx. 19' 5'' x 18' 3'' (5.91m x 5.56m) plus Covered Pool Area

Gardens & Grounds

Set in approximately 1.2 acres, Rolles Court is approached via a carriage driveway with parking for several vehicles. A collection of outbuildings provide great scope and flexibility, with further potential subject to planning. In particular, the two storey coach house had permission a number of years ago to convert to a granny annexe, although this has since lapsed. The covered swimming pool also has an attached building with scope for changing facilities and perhaps a gym.
The grounds extend both sides of the property, include open lawns enclosed by mature hedging and there is also an area of woodland possibly available by separate negotiation.

Map & Streetview

For streetview drag the peg man to the location of the property indicated with the pin.

We will be pleased to arrange your viewing appointment. Whilst we endeavour to make our sales particulars accurate and reliable, if there is any point which is of particular importance to you, please contact the Office and we will be pleased to check the information. Do so, particularly if contemplating travelling some distance to view the property. N.B. The mention of any appliance and/or services within these particulars does not imply they are in full or efficient working order.

Misrepresentation Act 1967

These particulars are believed to be correct but their accuracy is not guaranteed nor do they form part of any contract.

Tenant Fees


Set up fee (tenants share) - £150 (inc VAT) per tenant

Referencing up to two tenants (identity, immigration and visa confirmation, financial credit checks, obtaining references from current or previous employers / landlords and any other relevant information to assess affordability) as well as contract negotiation (amending and agreeing terms) and arranging the tenancy and agreement

Guarantor Fee - £150 (inc VAT) per guarantor (if required)

Covering credit referencing and preparing a Deed of Guarantee as part of the Tenancy Agreement

Permitted Occupier Fee - £60 (inc VAT) per permitted occupier

Explaining to any permitted occupier their rights and responsibilities towards the named tenant(s) and landlord as well as the provision of documentary guidance and assistance during the tenancy.


Amendment Fee - £120 (inc VAT)

Contract negotiation, amending terms and updating your tenancy agreement during your tenancy.


Pet Addendum per tenancy - £30 (inc VAT)

Lost Security Items - £12 (inc VAT) plus item cost obtaining necessary permissions, sourcing providers and travel costs

Out of Hours Services £30 per hour (inc VAT) plus any actual costs incurred

Where actions of the tenant results in the agent (or nominated contractor) attending the property, time to remedy the situation is charged at the hourly rate

Unpaid Rent / Returned Payments Interest at 8% above Bank of England Base Rate from date due