East Grinstead, East Sussex

A delightful detached family home with a separate annexe, a large garden with hammer pond, stables and a paddock nestled in the idyllic and tranquil hamlet of Hammerwood, near East Grinstead. In all approx 3.69 acres (1.49ha). Includes shares in Hammerwood wood.

VIEWING
Further details from the sole selling agents, RH & RW Clutton .

SITUATION
This glorious property is one of a only few tucked away in this idyllic and tranquil setting in the sought after, unspoilt, rural hamlet of Hammerwood, which sits in the High Weald Area of Outstanding Natural Beauty (AONB). East Grinstead lies within approx. 4 miles to the west and has a wide range of shopping facilities, including supermarkets, recreational amenities and a main line train station offering a regular service to London (London Bridge and Victoria) in about an hour. Heading east on the Holtye Road leads to Tunbridge Wells (10.5 miles). Crawley and Gatwick via the M23 are approximately 13.7 miles and to the south east Crowborough is 10.5 miles. Godstone and the M25 lies 12 miles to the north. The vast expanse of Ashdown Forest is within easy reach and there are numerous Golf Courses close by together with racing at Lingfield. A wide range of state and private prep and public schools is easily accessible.

DESCRIPTION
Converted in the 1960’s and extended in the 1980’s, this delightful property is now in need of updating and offers plenty of potential to for buyers to further enhance or modify to create their ideal living space. There is a large dining room with a double-sided wood burner, leading to a reading area with french doors to the rear terrace, swimming pool and the garden. Steps lead from the dining room up to the sitting room which has picture windows giving a panoramic outlook over the garden and towards the boating pond. The kitchen/breakfast room has a range of fitted wall and floor units with built in double oven together with spaces for fridge/freezer and dishwasher and leads through to a utility room, which contains the boiler and has space and plumbing for a washing machine and tumble dryer, and a door out to the garden. There are two/three bedrooms, one with an ensuite shower, and a further separate shower room. On the lower ground floor is a private, principle bedroom with a large ensuite bathroom and patio doors out to a terrace which overlooks the garden.

The annexe is arranged over two floors with a large reception room and shower room on the ground floor and a kitchen and bedroom on the first floor.

OUTSIDE
A sweeping gravelled driveway leads up to the front of the property and around to the detached Annexe and adjoining stable block divided into two stables, one of which could be used as an office, and a double bay garage. The lawned gardens and grounds with a number of mature shrubs and trees and a large Hammer Pond are a compliment to the property. To the rear of the property is a swimming pool and summer house and above a vegetable area with a greenhouse. There is an adjoining paddock enclosed with post and rail fencing and hedging. The property extends in all to approximately 3.69 acres (1.49ha).

The property comes with shares in private Hammerwood wood allowing exclusive safe walking and riding.

TENURE & POSSESSION
The property is offered freehold with vacant possession.

SERVICES (Not tested and therefore not warrantied)
Mains water and electricity are connected, drainage is to a private shared system. Oil fired central heating to radiators. Solar panels under a Feed-In Tariff scheme.

PLAN
The plan is for identification purposes only.

FIXTURES & FITTINGS
All fixtures, fittings and chattels whether referred to or not are specifically excluded from the sale. The gardens statuary and ornaments are similarly excluded.

TOWN & COUNTRY PLANNING
The property (notwithstanding any description contained in these particulars) is sold subject to any existing Town & Country Planning legislation and to any development plan, resolution or notice which may be in force and also subject to any statutory provisions or by-laws without any obligation on the part of the vendor or his agents to specify them.

LOCAL AUTHORITIES
East Sussex County Council
Wealden District Council

COUNCIL TAX & EPC
Bower Farm
Council Tax: Band G - £4,403.12 for 2024/25. EPC Band – D

Bower Farm Annexe
Council Tax Band A – £2,253.5 for 2024/25. EPC Band – E