A rather unique opportunity to purchase a detached property, set within approximately 6 acres on the rural fringes of Mayfield, enjoying several outbuildings, paddocks, gardens and woodland, countryside views and all in need of modernisation and offering considerable scope to extend/rebuild subject to any necessary planning consents. NB: The house is subject to an Agricultural Restriction from 1953. NO CHAIN. EPC Rating E.

Polworth is an exciting and unique property, built under an Agricultural Occupancy Condition (AOC) which is a planning condition that ties the occupancy of a house to a person who works solely, mainly or worked last in agriculture or in forestry. It is possible to remove this restriction, subject to obtaining Local Authority approval.

The property forms a detached farmhouse, originating from 1953, with a substantial ground floor extension to the rear.

The accommodation comprises three bedrooms and a bathroom to the first floor, with an entrance hall, sitting room, dining room, kitchen/breakfast room, utility room and vast room currently housing a full-size snooker table (not included) to the rear.

One enters via the lean-to mud room, with ample shelving and storage and space for appliances, with a door to a cloakroom comprising a WC.

A further door leads into the original kitchen, now forming a useful utility room, with the oil-fired boiler, built in pantry/larder and some general cupboards with worktop above.

A door leads back to the hallway and a wide opening leads into the kitchen/breakfast room, comprising an array of cupboards and drawers, window to side and glass doors to the rear garden, integrated sink with drainer and space for various appliances.

A door leads into the vast family room, currently housing a full-size snooker table (not included) with windows and glass doors to the rear garden. This room is then open to both the original sitting room and the dining room.

The dining room has a window to front, and a further opening to the sitting room, which also has a window to front, an open fireplace with a brick and tile surround and hearth.

A further door leads into the entrance hall, with under stairs cupboard and door to the front porch.

The stairs lead up to a landing, with airing cupboard, and doors to all three bedrooms. The main bedroom has lovely views to the rear, as does the smallest third bedroom, and the second bedroom enjoys views to Argos Hill windmill.

The bathroom is to one side, comprising a bath with shower over, basin and WC.

The house has oil fired central heating, with a plastic bunded tank, is predominantly double glazed, with the lean-to mud/boot room being the exception and requires modernisation throughout.

There is superb scope to extend the house above the existing extension, and create a five or six bedroomed property, subject to obtaining the necessary planning consents.

Beyond the property is a detached double garage, of brick construction, with an up and over door to the front and pedestrian door to the side, and mains electricity supplied from the house.

Next is a large workshop, complete with vehicular double doors and a pedestrian door to side, with windows on two sides. This workshop is complete with a wood burner, electricity and water supply.

Beyond this workshop is a container/store, and beyond the container is a line of brick stables and former dairy, with stable doors to front leading onto an open concrete yard and some with windows.

On the opposite side of the concrete yard is a pole barn, providing three bays for machinery and hay.

To the side of these outbuildings and behind the house is the south facing rear garden, with several mature fruit trees and shrubs, but otherwise open to lawn with the outbuildings and a driveway down the Eastern boundary. Beyond the lawn and the outbuildings are the fields and paddocks leading down to the area of woodland beyond.

The land has not been used for agriculture for a substantial number of years, and as such, will need care and attention to remove the encroaching brambles and blackthorn along the boundaries and through the middle of the two fields.

The woodland is predominantly broadleaf, comprising a mixture of mature and maturing trees, to include oak, ash, holly, birch and hazel, with wildflowers and bulbs beneath, and the stream forming the natural boundary.

The house is located off a quiet country lane on the outskirts of Mayfield Village, with easy access to footpaths for walks into the countryside and direct access to the Route 21 cycle route.

The 16th Century beauty of Mayfield High Street includes facilities such as a small supermarket, post office, butcher, baker, pharmacy, florist, greengrocers and deli as well as GP surgery, dentist and hairdressers. There are also a couple of cafes and Period Inns, including the renowned Middle House Hotel. There are pretty churches of various denominations, a flourishing primary school and the well-regarded Mayfield School secondary school.

For more comprehensive facilities Tunbridge Wells is approximately 9 miles to the north. Railway stations can be found at Wadhurst (5 miles), Crowborough (6 miles), and Tunbridge Wells. These provide a fast and regular service to London Charing Cross, London Bridge and Canon Street. There is a regular bus service to Tunbridge Wells and Eastbourne.

The area provides an excellent selection of both state and private schools. Nearby leisure facilities include tennis, bowls, numerous golf clubs, sailing on Bewl Water and at the coast. The area is criss-crossed with many beautiful walks through the Area of Outstanding Natural Beauty.

Mains electricity, mains water, oil fired central heating and private drainage system.

Council Tax Band: E

Council Tax Band: E
Tenure: Freehold