Shirley Grove, Tunbridge Wells, Kent

PROPERTY 
A really rare opportunity to purchase a three bedroom house with well-located equestrian facilities set in 3.3 acres (TBV) the property has undergone a significant amount of renovating by the current owners.

The well organised stable yard which has its own separate access and includes 20m x 40m RIDING ARENA (sand/rubber surface), 2 stable blocks (total 4 loose boxes) and storage barns; the equine facilities have power and water connected.

The house itself is approached via the entrance porch which leads onto the welcoming hallway, the ground floor accommodation features an open plan kitchen dining room, the kitchen itself has been fitted with stylish Mereway units with granite work surfaces running over, there is a generously sized living room, study and ground floor WC. The ground floor space features Amtico flooring.

Stairs rise up to the first floor and the landing gives access to the three well sized bedrooms, the principle bedroom features double aspect windows with views and a refitted ensuite with Aqualisa shower and stylish tiling. The family bathroom has also been refitted with a modern white suite and stylish tiling. The first floor also features Amtico flooring.

OUTSIDE 
To the front of the property there is a garage providing off street parking, the front garden is a goodsize and has been thoughtfully planted to create private space with further area of level lawn. Access leads round to the rear garden which is a real feature, as the land sits on this side of the property you feel as if you could be in the middle of the countryside yet you still benefit from the village amenities within walking distance and having comprehensive shopping facilities on your doorstep. The rear garden has been landscaped and now enjoys seating areas where you can relax and keep an eye on your horses. There is an area of level lawn with well planted borders and a very useful garden home office.

The garden gives you direct access to the equine facilities which are based around the purpose built concrete courtyard and include stabling, sand school, hay barn and tack room all set in 3.3 acres of beautiful Kent countryside The property benefits from a second access track which is perfect for hacking  out.

LOCATION 
This charming property is ideally situated on the edge of Rusthall, a sought-after village on the western outskirts of Royal Tunbridge Wells, Kent. Offering the best of both worlds, it combines a tranquil, semi-rural setting with the convenience of easy access to excellent amenities, highly regarded schools, and superb transport links.

Schooling is well catered for with a variety of excellent  options in the area. Rusthall itself has a well-regarded primary school, while nearby Tunbridge Wells offers a selection of both state and independent schools. These include the Skinners' School, Tunbridge Wells Girls' Grammar School, and Tunbridge Wells Grammar School for Boys, all of which have outstanding academic reputations. For younger children, there are several popular primary schools such as Claremont, St. Peter’s and Bishops Down, while independent options include The Mead School, Rose Hill School, and Holmewood House in nearby Langton Green. The area is also within easy reach of prestigious secondary and boarding schools in Sevenoaks and Tonbridge.

The property benefits from excellent road and rail connections. Tunbridge Wells railway station is just a short drive or bus ride away, offering regular services to London Charing Cross, London Bridge, and Cannon Street in under an hour – ideal for commuters. By road, the A26 and A21 provide quick access to the M25, Gatwick Airport, and the south coast. There is also a reliable local bus network serving Rusthall, Tunbridge Wells, and the surrounding villages.

Rusthall village offers a selection of independent shops, cafés, a convenience store, doctor’s surgery, and welcoming pubs, creating a friendly and vibrant community atmosphere. The larger town of Tunbridge Wells – just a couple of miles away – provides an extensive array of amenities including The Pantiles with its historic colonnade, Royal Victoria Place shopping centre, and a diverse mix of restaurants, boutiques, and cultural attractions such as the Assembly Hall Theatre and Trinity Theatre. Nature lovers will enjoy the proximity to Tunbridge Wells Common, Rusthall Common, and the nearby Ashdown Forest, offering a wealth of walking and cycling opportunities. The Spa Valley Railway, which runs heritage steam and diesel trains between Tunbridge Wells and Eridge, also passes through the area.

TENURE
Freehold. 

SERVICES
All mains services are connected.

LOCAL AUTHORITY 
Sevenoaks District Council - Band D.

ENERGY PERFORMANCE CERTIFICATE
EPC Rating D.