Rye Road, Sandhurst, Kent Guide price £575,000

Porch, Sitting Room, Dining Hall, Kitchen/Breakfast Room, Cloakroom, Two first floor Bedrooms, Family Bathroom, Cloakroom, Two attic Bedrooms. Stable Block, Manege, Garage, Outbuildings and Cattery. Gardens and Grounds including Paddock of approaching 5.2 acres. Situation
Situated on the rural periphery of the historic Wealden village of Sandhurst, Tilbrook Cottage enjoys a rural outlook and benefits from far reaching countryside views to the South. The village offers a selection of local shops, post office, garage, primary school and St Nicholas’ Church at Sandhurst Cross. The property is situated in The High Weald Area of Natural Beauty and the sought after Cranbrook School catchment area.

- Comprehensive Shopping: Tenterden, Tunbridge Wells and Ashford

- Mainline Rail Services: Staplehurst, Robertsbridge and Etchingham to London Bridge/Cannon Street and Charing Cross

- Communications: The A21 gives access to the M25 for Gatwick and Heathrow airports and the M20 to Dover, Folkestone, the Channel Tunnel Terminus and Ashford International Station

- Primary Schools: Sandhurt, Hawkhurst and Rolvenden

- Private Schools: St Ronan’s and Marlborough House at Hawkhurst, Dulwich Preparatory at Cranbrook, Vinehall at Robertsbridge and Benenden

- Grammar Schools: Cranbrook School and boys and girls Grammar Schools at Tunbridge Wells and Ashford

- Leisure Facilities: Squash, golf and tennis clubs in Hawkhurst. Leisure Centres at Cranbrook and Tenterden. Golf courses in the vicinity include Hawkhurst, Rye and Dale Hill at Ticehurst. Sailing at Bewl Water Reservoir and Rye Harbour. Riding and walking at Bedgebury and Hemsted Forests

Directions
From our Cranbrook Office proceed up the High Street to the War Memorial. At the junction turn left towards Hawkhurst on the A229. Continue to Hawkhurst and at the traffic lights in the centre of the village turn left on the A268 towards Sandhurst and Rye. Proceed for approximately 2 miles and Tilbrook Cottage will be found on the right hand side, just after Sponden Lane on the left.

The Property
Tilbrook Cottage is a charming Grade II listed country cottage presenting attractive mixed elevations of brick, weatherboard and rendering with some tile hung elevations under a Kent peg tiled roof with a cat- slide to the rear. The property benefits from a wealth of period features including open fireplaces, beams and timbers, oak latch doors and leaded light windows. Family living space of character is laid out on three floors and many of the rooms take advantage of splendid far reaching countryside views. The double aspect drawing room is enhanced by impressive inglenook fireplace with bressumer beam over. Adjacent, the vaulted dining hall has a brick chimney breast with a cast iron fireplace and with windows and door to the garden, commands superb views of the surrounding landscape. The heart of the home is the kitchen/breakfast room with oak flooring and a French ‘Simon Deville’ wood-burning stove creating a cosy ambience and complementing the colour washed units. The first floor offers two double bedrooms along with a family bathroom and cloakroom and two further part vaulted attic bedrooms are accessed via a bifurcating oak staircase.

Approached via a five bar gate leading to a gravel parking and turning area, Tilbrook Cottage nestles within established gardens and grounds well stocked with a plethora of mature indigenous trees and shrubs. Brick pathways lead around the property and a circular terrace within the south facing rear garden offers a delightful spot for enjoying the rural landscape beyond. Equine facilities are provided with a stable block, manege and fenced paddock all easily accessible from the house. Field Green Cattery operates from Tilbrook Cottage and provides useful income potential (see Agents Note). The gardens and grounds are flanked by woodland and open countryside and amount to approaching 5.2 acres in total.

Points of particular note include:
- Double aspect Drawing Room with splendid inglenook fireplace
- Vaulted Dining Hall with open fireplace and glorious rural views
- Kitchen/Breakfast Room with colour-washed units and oak flooring
- Four Bedrooms over two floors
- Family Bathroom and separate Cloakroom

Outside
- Mature Gardens flanked by open countryside and woodland
- Detached timber Garage and Workshop
- Four Bay Stable Block and Hay Store by ‘National Stables’ with power and light connected
- Manege with post and rail surround
- Cattery with power and light connected
- Further useful Outbuildings include Shed along with Kennels and Greenhouse
- Secondary gated entrance to equine facilities
- Gardens and Grounds including Paddock to about 5.2 acres in total

Services
Electric heating system. Mains electricity and water. Private drainage.

Agents Note
Field Green Cattery comprises a recently constructed seven pen cattery and an isolation pen. We are advised, the business currently generates an income in the region of £10,000-12,000 per annum.

Fixtures and Fittings
Fixtures and fittings are excluded from the sale but may be available by separate negotiation.

Local Authority
Tunbridge Wells Borough Council Tel: 01892 526121. Tax Band F.

Viewings
Strictly by appointment with Jackson-Stops & Staff on 01580 720000. If there is any point which is of particular importance to you, we invite you to discuss this with us, especially before you travel to view the property

Jackson-Stops & Staff Private Finance
You might be interested to know about Jackson-Stops & Staff Private Finance, which specializes in advising on and arranging competitive mortgages quickly, efficiently and in a stress free manner. Please call this office for further information

Important Notice
Jackson-Stops & Staff, their clients and any joint agents give notice that:
1. They do not have authority to make or give any representations or warranties in relation to the property. These particulars do not form any part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Jackson-Stops & Staff have not tested any services, equipment or facilities. Purchasers should satisfy themselves by inspection or otherwise.