Groombridge, East Sussex

A beautifully restored 5/6 period farmhouse on the edge of the historic village of Groombridge. Landscaped gardens. Period barn, garage stables and an half an acre paddock. Available for rent in April 2026.

SITUATION
Situated just five miles southwest of Royal Tunbridge Wells in the High Weald National Landscape, Groombridge is a charming historic village with pretty cottages centred around the green and the ancient Crown Inn. There are two welcoming pubs, a local store, a traditional bakery, a Post Office, and nearby farm shops, while Tunbridge Wells is close by for more comprehensive shopping facilities and amenities. The Spa Valley steam railway is nearby and there are numerous footpaths, including through parts of Burrswood Estate. The property is ideally situated within easy reach of a number of well regarded schools including grammar schools in Tunbridge Wells and Tonbridge. Tunbridge Wells station is within 5.5 miles and Eridge about 3.3 miles, both provide mainline services to London (Cannon Street and Charing Cross, and London Bridge respectively) . The A26 leads to the A21 for easy access to the South Coast, other motorways and the Channel Tunnel.

DESCRIPTION
A beautifully restored 5/6 bedroom period farmhouse set just outside the sought after village of Groombridge. This exceptional property combines historic charm with modern comfort, offering flexible family accommodation across three floors. Original wooden flooring, character fireplaces, and thoughtful design make this a truly special home.

There is a welcoming entrance porch with wooden seating which leads into a reception room with a log burner. A long hallway leads to a further, larger reception room with an inglenook fireplace and a study behind a pair of glass doors. Steps lead down to a large kitchen/breakfast room with an electric Rangemaster and an integrated dishwasher There is a large pantry room with a freestanding tall refrigerator and beyond is a utility room with a washing machine and tumble dryer and a door leading out to the garden.

Stairs from the hallway lead up to a half landing, off to a family bathroom, and up to a spacious first floor landing which could be used as a study area. There are three double bedrooms, a versatile room suitable as a bedroom, study, or dressing area, and a shower room.

On the second floor is a large bedroom with exposed timbers, an adjoining shower room and another smaller room which could be used as a bedroom, study or dressing room.

OUTSIDE
The property enjoys a mature, landscaped rear garden with a patio adjoining the rear of the house, flowerbeds and an attached store. There are a number of fruit trees at the bottom of the garden and the former military pillbox is an interesting feature. Beside the house is a double garage and parking for several cars, and opposite a charming period barn with an earth floor.

On the eastern side of the house is a small paddock (approx. 0.63 acres) with a further pillbox and beside the main drive are four stables and a tack room.

TENANCY
The property is to be let, unfurnished, for an initial period of 12 months. Available from late April 2026.

TENANCY APPLICATIONS & HOLDING DEPOSIT
Prospective tenants will be required to complete a preliminary application form should they wish to be considered for a tenancy. If you are successful in your initial application, RH & RW Clutton will collect the Holding Deposit (equivalent to one weeks rent) and will issue third-party referencing forms for completion.

REFERENCING & RIGHT TO RENT CHECKS
Prospective tenants will need to be credit-checked and fully referenced to include a financial and personal references and references from a previous landlord, if applicable.

Copies of identification documents will be required as proof of identity to satisfy the Right to Rent Legislation and a utility bill will be required as proof of registered address.

TENANCY DEPOSIT
A deposit the equivalent to 6 weeks’ rent will be payable prior to the commencement of the tenancy. This will be held by the Deposit Protection Service (DPS). The deposit will be refunded at the end of the tenancy, subject to the property being given up in a satisfactory condition and with no rent arrears or outstanding charges for which the tenant is responsible. The deposit may not be used in lieu of rent by the tenant.

SERVICES
Mains electricity and water. Drainage is to a private sewerage treatment plant. The central heating system is oil fired to radiators.

Ofcom indicates that the property benefits from access to ultrafast broadband and reliable mobile coverage. Prospective tenants are advised to carry out their own checks to confirm that the available broadband and mobile signal meet their specific requirements.

ENERGY PERFORMANCE CERTIFICATE (EPC)
EPC – E.

OUTGOINGS & OTHER CHARGES
For the duration of the tenancy, the tenant will be required to pay the Council Tax to Wealden District Council (Band G), Utilities, Communication Services (telephone etc), TV Licence and any Green Deal Finance charges either directly to the suppliers or to the Landlord or their Agent, or a proportion, if shared. For a full scale of RH & RW Cluttons Tenant Fees, please visit

MAINTENANCE
The tenant will be responsible for maintaining the interior of the house. The landlord will be responsible for maintaining the structure and arranging the hedge cutting, flowerbed care, pruning, and weeding.

PETS
Pets will only be allowed with the landlord’s specific written permission and, if permitted, an additional rent of £20pcm per pet shall be payable in addition to the monthly rent. Please note that the landlords would prefer not to allow cats at the property due to the nearby game bird pens.