Tucked away in a very private garden setting and with the added benefit of a paddock, this detached character property offers generous, flexible accommodation including: entrance hall, sitting room, kitchen/dining room, study/bedroom, utility room, ground floor double bedroom and shower room, two first floor double bedrooms and a family bathroom. In total the plot extends to about 1.16 acres with an electric gated driveway, detached double garage with storage space above, attractive wrap-around garden and a paddock. Within 1.5 miles of burwash village and Etchingham station. EPC Rating: E

The property is set well back from the road and is approached via a shared driveway, which in turn provides access to a private driveway that leads to an electric gated entrance and gravel parking area plus detached double garage.

The house is detached and set in the North-Eastern corner of its plot, well screened from neighbouring properties, and overlooking its private South-Westerly wrap-around gardens.

In addition to the gardens, which amount to just under half an acre, there is a fenced and gated paddock of about 0.6 of an acre, stretching back down to the road.

The house likely dates back to the 1930s and may have originally formed or been the site of an old bothy or farm-building. It has been extended, remodelled and updated over the years and has retained many character properties including wood-framed windows, exposed beams, drop-latch internal doors and a large inglenook-style fireplace in the sitting room housing an impressive cast iron woodburning stove.

The chalet-style house has accommodation over two floors with the principal bedroom, shower room and living accommodation arranged on the ground floor and two additional bedrooms and a bathroom arranged on the first floor.

The front door opens into a welcoming double aspect entrance hall with built-in coats cupboard and stairs rising to the first floor.

The generous sitting room has the large brick fireplace housing the woodburning stove as a focal point, with built-in cupboard to the side and fitted bookshelves along one wall. A part-glazed door leads out to the front and a window looks out over the gardens.

The spacious kitchen/dining room is the hub of the home and features a farmhouse style kitchen with cream wall and base units and wood-block worktop, including a large island. There is a twin bowl ceramic sink with swan-neck tap, tiled splashbacks and a Smeg gas range cooker with stainless steel splashback. There is also space for an American style fridge freezer. The integrated dishwasher is not functioning and will need to be replaced.

The dining area of the kitchen looks out over the rear pergola covered patio and French doors lead out to the same, making this an ideal entertainment space for the summer.

Adjoining the kitchen is a useful utility room with space/plumbing for a washing machine. It is fitted with further wall and base units and also houses the boiler.

Leading off the kitchen/dining room is a further reception room, currently utilised as a study-cum-gym, and which could easily be used as a 4th double bedroom.

The principal bedroom is located on the ground floor, accessed off the main hallway. It is of an excellent size and has a double aspect overlooking the gardens. It has a built-in wardrobe.

Across the hallway from the bedroom is a ground floor shower room with a large shower, WC, washbasin and heated towel rail.

At the top of the stairs there is a galleried landing overlooking the hallway. It has useful built-in storage and access to further eaves storage.

The two bedrooms on the first floor has dormer windows overlooking the gardens, being the ideal spot for a dressing table/desk and/or chest of drawers. There is ample room for a double bed in both rooms, which also have built-in storage. One of the bedrooms has an en suite with WC and washbasin.

The family bathroom is located on the first floor and has a double ended panelled bath with shower attachment, WC, washbasin and heated towel rail.

The detached double garage has two sets of double doors opening in from the driveway and has power and lighting laid on. The first floor is boarded and can be accessed with a ladder through an opening in the ceiling.

The gardens are delightful with stretches of lawn, interspersed with trees and flower/shrub beds. To the rear of the house is a paved patio under a pergola, which is the ideal area for sitting or dining out in the summer months.

The gated gravel parking area has two forks; one leading up to the house and one to the garage, providing a good amount of parking. There are two useful external stores attached to the house, storage in the loft of the garage and a garden shed to the rear of the garage.

Oil fired central heating. Mains water and electricity. Private sewage treatment plant.

Rother District Council.
Council Tax Band: F

LOCATION

The property is located about halfway between Burwash and Etchingham, just off the A265, in the High Weald Area of Outstanding Natural Beauty. It is extremely easy to get out onto the A21 at Hurst Green and to get to the local villages and towns for amenities, up to London or down to the coast.

Burwash (1.5 miles) is a popular historic village with a thriving community, that has managed to retain many of its High Street facilities including two public houses, a tea/coffee shop, friendly Burwash Stores, hairdressers, a village hall, doctor’s surgery, churches, an “outstanding” primary school (Ofsted 2011) and petrol station. More comprehensive shopping facilities, including supermarkets, can be found at Hawkhurst (6.3 miles) and Heathfield (8 miles), with the larger shopping centres of Tunbridge Wells and Eastbourne/ Hastings being that little further away, but accessible in about 30 minutes.

Etchingham has a rail station on the Hasting to Charing Cross line with services to London Bridge in just over 1 hour.

The surrounding countryside is beautiful and offers lots of walking opportunities. There is a footpath accessible off the shared driveway that leads to Etchingham, without the need to go onto the main road.

In addition to the local primary school, there are other primary options in surrounding villages. Nearby Robertsbridge (3.7 miles) and Wadhurst (7.1 miles) have secondary schools. There are private schools in Robertsbridge (Vinehall School), Hawkhurst (St Ronan’s and Marlborough House Prep Schools), Battle (Battle Abbey School) and Mayfield (Skippers Hill Prep and Mayfield School), to name a few.

DIRECTIONS
The shared driveway is signposted for the “Old Court House”. Turn in here. The driveway to Grooms Cottage is on the left (signposted).

Council Tax Band: F
Tenure: Freehold