The Dairy, St. Johns Road, Tunbridge Wells, Kent, TN4

The Dairy is ideally situated on St John's Road in Tunbridge Wells with a range of cafes and supermarkets on the doorstep. Its conveniently located close to a bus stop and a short bus ride into the bustling town centre offering a range of amenities and activities to enjoy as well as plenty of green space provided by the many local parks in the area. Royal Tunbridge Wells provides an excellent location for an active and independent retirement. The town centre offers an exclusive range of boutique shops and high street stores, as well as a variety of eateries and entertainment, there is a bowls green, a museum and an art gallery and you can even catch a show at the Assembly Hall.

Royal Tunbridge Wells also benefits from excellent transport links to surrounding towns and cities via rail and road. The railway station has trains running directly to Charing Cross and London Bridge which takes approximately one hour.

Method of sale is conditional auction.

The Dairy – Retirement Living Plus

A beautifully appointed apartment within a modern Retirement Living Plus development, offering independent living with the reassurance of additional care and support when required.

Built by McCarthy & Stone in 2017, The Dairy is an established Retirement Living Plus development designed specifically for the over 70s. Combining comfortable, independent living with a range of excellent communal facilities and optional care services, it provides an ideal setting for those looking to enjoy their retirement with added peace of mind.

The development is overseen by an Estate Manager, supported by a dedicated team. Each apartment benefits from a fully fitted kitchen, underfloor heating, a modern tiled shower room with level-access shower, and a 24-hour emergency call system.

Residents can enjoy a welcoming homeowners' lounge, ideal for socialising and organised activities, alongside a function room and beautifully landscaped gardens. Additional facilities include a bistro/restaurant serving freshly prepared meals daily with table service, a fully equipped laundry room and a well-being suite. Guest suite accommodation is also available to book for visiting friends and family, with fees applicable.

For added reassurance, a 24-hour emergency call system is provided via a personal pendant and call points in the bedroom and bathroom, alongside on-site management available 24 hours a day.

The service charge includes two hours of domestic support per week, with additional care and support services available at an extra cost. These can be arranged in sessions from as little as 15 minutes, allowing support to be tailored to individual requirements.

Situated on the ground floor with easy access to communal areas and exits.

Accommodation

Living Area

A spacious and well-proportioned living area offering ample room for both comfortable seating and dining furniture. An attractive feature electric fire creates a focal point, while raised TV points and power sockets provide added convenience. A partially glazed door leads through to the separate kitchen.

Kitchen

A contemporary fitted kitchen featuring a range of high-gloss wall and base cabinets, providing generous storage, complemented by wood-effect laminate work surfaces. A stainless-steel sink with chrome mixer tap sits beneath a double-glazed window, while the integrated appliances include a waist-height oven, microwave above, four-ring induction hob with extractor hood and fridge/freezer. A neutral tiled floor and under-cabinet feature lighting complete the space.

Master Bedroom

A generously proportioned double bedroom featuring a walk-in wardrobe fitted with shelving and a hanging rail, providing excellent clothes storage. A floor-to-ceiling double-glazed window allows plenty of natural light to enter the room. Additional features include raised power sockets for convenience and a 24-hour assistance cord.

Bedroom Two

A spacious second double bedroom offering excellent versatility. The room could be used as a guest bedroom, home office, hobby room or additional dining space, depending on individual requirements.

Wet Room

A modern, fully tiled wet room fitted with a wall-mounted mirrored vanity cupboard with feature lighting, alongside a wash basin set within high-gloss storage cabinetry and a WC.

Cloakroom

A contemporary cloakroom finished with half-height grey tiling, featuring a wall-mounted mirror with glass shelving, wash basin, WC and wall-mounted grab rail.

Leasehold Information

Lease: 999 years from 1st June 2017

Ground Rent: £510 per annum

Ground Rent Review Date: June 2032

Service Charge

The annual service charge is £15,959.79 for the financial year ending 30/06/2027.

The service charge includes the following:

Cleaning of communal windows

Water rates for communal areas and apartments

Electricity, heating, lighting and power to communal areas

24-hour emergency call system

Upkeep of gardens and grounds

Repairs and maintenance to the interior and exterior communal areas

Contingency fund, including internal and external redecoration of communal areas

Buildings insurance

Subsidised restaurant

Service Charge Incentive: The vendor will pay the first one year service charge, calculated using the current service charge rate.

Please note that the service charge does not cover external costs such as Council Tax, electricity or TV.

• METHOD OF SALE IS CONDITIONAL AUCTION

Andrews shall use reasonable endeavours to assist in progressing the transaction within agreed completion timescales which are fair, reasonable and transparent for all parties. Completion times average 66 days following a successful online auction sale but some transactions will be longer than this. The timing of exchange of contracts and completion is dependent on numerous third parties outside of Andrews’ control, including the buyer, seller, their respective solicitors, lenders and other intermediaries.

Accordingly, Andrews accepts no liability for any delay in the transaction and does not provide any warranty or guarantee as to the time required to achieve exchange of contracts and/or completion.

Buying at auction
The process of buying through auction provides additional security for both buyer and seller
through the payment of a non-refundable reservation fee at the point of sale. The nonrefundable
reservation fee is equivalent to 4.2% of the purchase price, subject to a minimum
of £6,600 (inc VAT).