Nellington Road, Rusthall, TN4

THE PROPERTY

Approximate Gross Internal Area: 1100 Sq Ft / 102.2 Sq M

A beautifully presented two bedroom home within an exclusive over 55s courtyard setting, enjoying a peaceful parkland outlook. Thoughtfully arranged with generous living space, two shower rooms, private garden and garage, offering comfort, security and a strong sense of community.

Set within the sought after Muskerry Court development, this attractive home enjoys a delightful position overlooking the central courtyard, surrounded by beautifully maintained parkland grounds. The setting offers a calm and welcoming environment, perfectly suited to those seeking both independence and a sense of community.

The accommodation is well proportioned and thoughtfully arranged. The entrance hall provides useful storage and leads to a ground floor wet room, offering flexibility and convenience. The sitting room is a particularly inviting space, with large windows drawing in natural light and providing a pleasant outlook across the communal gardens, complemented by an elegant fireplace and fitted cabinetry.

Flowing through, the dining room creates an ideal space for both everyday living and entertaining, with doors opening directly onto the private garden. The Paula Rosa kitchen is well appointed with a comprehensive range of units and integrated appliances, designed to be both practical and stylish, with direct access outside.

Upstairs, the principal bedroom enjoys a peaceful outlook across the grounds and benefits from fitted wardrobes. The second bedroom is equally generous and features built-in storage, along with access to a well sized shower room, creating a comfortable arrangement for guests.

Externally, the property benefits from a charming private paved garden, designed for low maintenance, with established planting and a useful storage cupboard. A rear gate provides easy access to the communal grounds and leads conveniently to the garage en bloc, which is equipped with power and lighting.

Residents of Muskerry Court enjoy access to extensive landscaped gardens, along with a range of facilities and services designed to support an easy and comfortable lifestyle, all within a carefully managed and secure environment.

OTHER INFORMATION

Age Restriction - Under a planning requirement occupation is restricted to people over the age of 55 years, and / or a person who is registered as disabled under the Chronically Sick and Disabled Persons Act 1970.

Lease - 150 years from 2001

Service & Maintenance Charge - January to December 2026 to £10,201. (This is payable quarterly at £2,550 and represents a quarterly increase of £141 from 2025).This covers the maintenance for the grounds and buildings, including building insurance, water rates, use of the laundry, minibus for taking residents on local shopping and day trips, communal lighting and the collection of refuse.

Ground Rent - Peppercorn

Council Tax Band - C - Tunbridge Wells Borough Council

We advise all interested purchasers to contact their legal advisor and seek confirmation of these figures prior to an exchange of contracts.

THE LOCATION

Properties at Muskerry Court are set in a classical English Parkland setting towards the edge of the village. Drawing on architectural inspiration provided in Royal Tunbridge Wells by Decimus Burton, Muskerry Court comprises a mixture of cottages and apartments set around a central courtyard garden. Like all English Courtyard properties the apartment incorporates a host of practical details designed to make life easier and more convenient as you grow older. Notable features include a personal alarm system, thermostatically controlled under floor heating and a nearby garage with automatic door. On site there is a comfortable guest suite for use by residents' visitors and there is a modern laundry room equipped with washing machines and dryers for the use of all residents. The resident Courtyard Managers ensure a high standard of grounds and building maintenance and offer neighbourly support. There is also close circuit television enhancing security.

Situated on the Western outskirts of Royal Tunbridge Wells, the village of Rusthall offers useful local shops and a medical centre.

Rusthall is part of the High Weald Area of Outstanding Natural Beauty, contributing to its scenic surroundings. Its history dates back centuries, and traditionally the village was originally associated with agriculture, developing as a residential area over the years. Local amenities include shops, pubs, and community facilities that promote a tight-knit sense of togetherness in the immediate area.

Transport and Travel

A frequent bus service run regularly in and out of the village to Tunbridge Wells. The closest train station is Tunbridge Wells which provides trains to the wider UK.

Leisure

There are many opportunities for nature walks, sports and recreation, and local markets in Rusthall. Located near a High Weald Area of Outstanding Natural Beauty, residents often take advantage of the views and take hikes. Rusthall Common is a notable green area in the village and is a prime location for relaxation and outdoor recreation.

Local pubs and cafés can offer places to relax, catch up with friends and family, or meet new people. These establishments contribute to the community atmosphere and local scene.

Food and Drink

Rusthall has lots to choose from when it comes to finding places to eat and buy food from. It boasts an array of spots like A* Café or Toad Rock Retreat pub offering pleasant atmospheres, great food, and beautiful countryside surroundings. There are also local shops to get groceries, and more options in nearby towns.

Days Out

It takes around half an hour to drive to Bedgebury National Pinetum and Forest from Rusthall. This gorgeous botanical garden and 320-acre forest features hike and bike trails, a café, and a tree-top rope course - perfect for families looking for something to entertain everyone of all ages, and for anyone searching for a relaxing pause and break in nature.

One of the big attractions to those in Kent is Bluewater Shopping Centre, one of the largest in the UK. From Rusthall, driving there would take about 30 minutes. This is a particular draw for locals of small villages who want to spend the day on a shopping trip, before possibly indulging in a walk through the Mosaic Gallery Tunnel to a large lake with a host of different wildlife. This location is perfect for cycling, sightseeing, or picnics.

Driving just over an hour south from Rusthall could lead to a day at Camber Sands, an idyllic beach front 2 miles long with rolling sand dunes, ample parking, and water sports. Visitors have often praised the picturesque nature of Camber Sands beach, and accessibility to the connecting village of Camber, where visitors can explore and grab a bite to eat.

Or, closer to home, National Trust's Scotney Castle showcases old ruins and a Victorian mansion surrounded by woodland and parks, with trails for countryside walks and a nearby hop farm. This beautiful location is a perfect escape in all seasons, taking around 20 minutes from Rusthall to drive there.

Disclaimer

CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008
Kings Estates has not tested any apparatus, equipment, fixtures, fittings or services and cannot verify their condition or suitability. Buyers should obtain verification from their own solicitor or surveyor. Tenure details are provided by the vendor; we have not seen the title documents. Items shown in photographs are excluded unless specifically stated in the sales particulars (some may be available by separate negotiation—please ask). Please check availability and book a viewing with our team before travelling.

ANTI-MONEY LAUNDERING
We are legally required to carry out AML checks on all parties. Once your offer is accepted, Landmark will contact you to complete a secure biometric ID check; a non-refundable £30 (inc. VAT) fee per buyer is payable directly to them. Satisfactory AML results and evidence of funds or a mortgage AIP are required before any offer can be formally accepted.