Royston Close, Friston

OCCUPYING A PRIVATE DOWNLAND POSITION WITHIN THE EXCLUSIVE FRISTON ESTATE - A MAGNIFICENT FIVE BEDROOM DETACHED HOUSE OF INDIVIDUAL DESIGN SET WITHIN BEAUTIFULLY ESTABLISHED SOUTH WESTERLY FACING LEVEL LANDSCAPED GARDENS OF GOOD SIZE WITH THE BENEFIT OF AN ATTACHED DOUBLE GARAGE AND FURTHER GENEROUS OFF-ROAD PARKING. Presented to a particularly high standard, the property has been substantially improved and redesigned internally to provide superbly appointed open plan ground floor family accommodation comprising a 28'6 x 14' sitting room, dining room, study and a stunning 24'2 x 11' fitted kitchen/breakfast room with separate utility room. The ground floor also provides two spacious double bedrooms and two bathrooms. The bright and well planned first floor accommodation provides the 24'8 x 16'10 master bedroom suite with dressing room and spacious ensuite bath/shower room together with two further bedrooms sharing a Jack and Jill shower room.

An early inspection is most highly recommended by the vendors' sole agent as above.

COMPRISING

SPACIOUS 'L' SHAPED ENTRANCE HALL, 28'6 x 14' SITTING ROOM,
DINING ROOM, STUDY,
UTILITY ROOM/CLOAKROOM WITH WC,
STUNNING 24'2 x 11' OPEN PLAN KITCHEN/BREAKFAST ROOM,
2 GROUND FLOOR DOUBLE BEDROOMS, ONE WITH ENSUITE SHOWER ROOM/WC,
24'8 x 16'10 MASTER BEDROOM SUITE WITH DRESSING ROOM AND SPACIOUS ENSUITE BATH/SHOWER ROOM,
2 FURTHER FIRST FLOOR BEDROOMS WITH JACK AND JILL SHOWER ROOM/WC,
FAMILY BATH/SHOWER ROOM WITH WC,
GAS FIRED CENTRAL HEATING, DOUBLE GLAZING,
MATURE AND SECLUDED SOUTH WESTERLY FACING LEVEL GARDENS OF GOOD SIZE, VENDOR SUITED

LOCATION The property forms part of a select private residential close of just three properties within the exclusive Friston Estate. Surrounded by miles of scenic downland countryside and adjacent to the old world village of East Dean, the property is set within the South Downs National Park. The village of East Dean providing a range of local amenities is within a quarter of a mile and Eastbourne with its mainline railway station, shopping centre, theatres and private schools is about four miles distant. An excellent local bus service runs close by serving Eastbourne and Brighton. Polegate railway station is five miles (London Victoria 80 minutes), Brighton 16 miles, central London 70 miles, Lewes 15 miles, Gatwick Airport 47 miles.

ACCOMMODATION & APPROXIMATE ROOM SIZES

Covered entrance porch with outside light and oak panelled front door with matching side windows opening into

SPACIOUS 'L' SHAPED ENTRANCE HALL with two radiators, built in cloaks cupboard.

CLOAKROOM/UTILITY ROOM with close coupled wc, wash hand basin having mixer tap with cupboard below, space and plumbing for washing machine and tumble dryer, radiator, inset down lights, double glazed door opening to patio and rear garden.

SITTING ROOM 28'6 into recessed fireplace x 14' (8.69 x 4.27m) enjoying a bright south westerly aspect over the rear garden. Feature contemporary wood burner effect gas fire, cabinet concealing radiator, double glazed bi-fold doors opening onto extensive terrace and rear garden, wide opening into

DINING ROOM 13'6 x 10' (4.11m x 3.05m) enjoying views over the front garden. Radiator, wide opening into

SUPERB KITCHEN/BREAKFAST ROOM 24'2 x 11' (excluding depth of cupboard depth) reducing to 10' (7.37m x 3.35m reducing to 3.05m) enjoying views over the front garden. Superbly fitted with extensive range of built in contemporary styled units with a full range of pre-moulded worktops above extending into adjoining breakfast bar, incorporating a one and a half bowl single drainer sink having mixer tap with cupboards under, range of matching floor cupboards and drawers, inset AEG four ring induction hob unit with glazed splashback and feature extractor above. Range of full height matching cupboards concealing integrated fridge and freezer, further matching unit housing two built in AEG electric ovens with matching combination microwave and coffee machine. Inset down lights, radiator, double glazed doors opening on patio and front garden.

STUDY 9' x 7'6 (2.74m x 2.29m) with double glazed doors opening onto terrace and rear garden.

INNER HALL with radiator.

PLAYROOM/BEDROOM 5 15' x 13' (4.57m x 3.96m) excluding range of built in wardrobe cupboards extending to one wall enjoying views over the rear garden. Radiator, double glazed doors opening onto terrace and garden.

BEDROOM 4 14'10 x 10'10 (4.52m x 3.30m) with built in wardrobe cupboards, radiator. Door to

ENSUITE SHOWER ROOM fitted with matching white contemporary suite comprising large walk-in shower cubicle with built in shower and glazed enclosure, close coupled wc with concealed cistern, vanity unit with wash hand basin having mixer tap with cabinet below, inset down lights, extractor fan.

SPACIOUS FAMILY BATH/SHOWER ROOM 10'6 x 10' (3.20m x 3.05m) fitted with matching white contemporary suite comprising double ended panelled bath having mixer tap with handset, large walk-in shower cubicle with built in shower and sliding glazed door, large built in vanity unit with his and hers wash hand basins having mixer tap with cupboards below, close coupled wc with concealed cistern, radiator, inset down lights, extractor fan.

Staircase from entrance hall rising to SPACIOUS FIRST FLOOR LANDING/SITTING AREA with inset down lights, two radiators, large built in shelved airing cupboard housing hot water tank and Ideal gas fired boiler, built in eaves store cupboard.

MASTER BEDROOM SUITE comprising

BEDROOM 1 24'8 x 16'10 reducing to 9'4 (7.52m x 5.13m reducing to 2.84m) with double glazed doors opening onto Juliet style balcony, built in mirror fronted wardrobe cupboards, radiator, built in eaves store cupboards, TV aerial point. Door to

FITTED WALK-IN DRESSING ROOM 11' x 6'6 (3.35m x 1.98m). Further door to

SPACIOUS ENSUITE BATH/SHOWER ROOM fitted with matching white suite comprising panelled bath having mixer tap with handset, walk-in tiled shower cubicle with built in shower and sliding glazed doors, pedestal wash hand basin having mixer tap, close coupled wc, built in shelved store cupboard, large chrome ladder style heated towel rail, inset down lights, extractor fan.

BEDROOM 2 15'8 x 11'8 (4.78m x 3.56m) with built in wardrobe cupboards, two radiators, eaves store cupboard. Door to

JACK AND JILL SHOWER ROOM fitted with matching white suite comprising walk-in tiled shower cubicle with built in shower and sliding glazed door, pedestal wash hand basin having mixer tap, close coupled wc, part tiled walls, chrome ladder style heated towel rail, inset down lights, extractor fan.

BEDROOM 3 11' x 10'4 (3.35m x 3.15m) enjoying views over the rear garden. Built in wardrobe cupboards, radiator.

OUTSIDE

The property features mature level landscaped gardens of good size arranged to the front and rear, providing a fine setting for the house. Approached by a private driveway with double wrought iron gates providing extensive off-road parking and access to the

ATTACHED BRICK BUILT DOUBLE GARAGE 28'8 in depth x 17' (8.74m x 5.18m) with automated up and over door, electric lights and power points, personal door to rear.

The gardens arranged to the front are laid to lawn flanked by well-established borders having a variety of specimen trees and shrubs and an area of patio enjoying access from the kitchen/family room. Access from both sides of the house lead to the

SECLUDED SOUTH WESTERLY FACING REAR GARDEN measuring approximately 120ft in width x 90' in depth. The garden comprises an extensive area of paved terrace adjacent to the house enjoying access from the sitting room, family room, study and utility room. Beyond the terrace the garden is laid in principal to lawn flanked by well stocked areas of shrub garden and mature specimen trees arranged to the boundary affording a high degree of privacy. The garden also features a further paved patio area with fire pit, timber wendy house and outside bar area.

WEALDEN COUNCIL TAX BAND - G