ARGOS HILL, ROTHERFIELD £895,000

The Old Coach House, Argos Hill, Rotherfield, Crowborough, East

Sussex, TN6 3QL

An impressive 19th Century Coach House converted to offer four bedrooms along with all the

comforts of modern living providing fantastic accommodation with views and set w ithin

approximately 7 acres (tbv) of land to include formal gardens, a paddock and pr ivate woodland. The

main feature of the property itself is the unique entertaining space, with the entrance hall flowing

into the drawing/dining room with its vaulted ceiling and generous footprint allowing plenty of room

for guests, it even has a raised gallery! All the rooms in the property are accessed via the long main

hallway, off which you will find four double bedrooms (the master enjoys the use of an en-suite) a

large kitchen/breakfast room with breakfast bar providing ample room for everyday dining and a

family bathroom. The property is approached over a gravel driveway leading to ample off road

parking and a double bay carport which is attached to a neighbouring property as is the rear of the

main residence.

DRAWING/DINING ROOM: An extremely large and impressive bright double aspect

room. Vaulted ceiling with exposed metal girders. Terracotta tile floor. Under floor

heating. TV points. Glazed double doors giving access to Conservatory. Double doors

leading to main hall way which gives access to:-

KITCHEN/BREAKFAST ROOM: Double glazed windows to side. Fitted with an extensive

range of modern "Shaker" style units. Granite worktops with matching splashback.

Extended breakfast bar with overhang and fitted storage. Two inset Belfast Sinks with

mixer taps. Integrated American style Fr idge/Freezer. Space for dishwasher, washing

machine and Range cooker. Electric wall mounted hand dryer. Amtico tile effect

flooring. Underfloor heating. TV point. Access to Utility Room housing gas fired boiler,

space for tumble dryer and extra fridge/freezer. Stable door from kitchen leading to

front garden.

SITUATION: The property is situated in a semi-rural location on the outskirts of

Rotherfield village (approximately 2 miles) which offers a good range of local shopping

facilities well regarded primary school, village inns and doctor's surgery. There is a

regular bus service to the larger town of Crowborough (approximately 5 miles distance)

where there are more comprehensive shopping facilities, a wide range of junior and

senior schooling and main line rail service to London in about one hour from nearby

Jarvis Brook station. The larger Spa town of Royal Tunbridge Wells is about 6 miles

north and offers further shopping, a wide range of schooling and an alternate main line

rail service.

ENTRANCE HALL: Double doors in. Double glazed windows to both sides. Brick

flooring leading to:-

27 High Street, Heathfield, East Sussex, TN21 8JR Tel: 01435 862211- Fax: 01435 864303

Email: heathfield@woodandpilcher.co.uk

BRANCHES AT CROWBOROUGH, HEATHFIELD, TUNBRIDGE WELLS,

SOUTHBOROUGH, TONBRIDGE & ASSOCIATED LONDON OFFICE

MAIN GARDENS: The property boasts several outside areas the main attraction being

the immaculately presented formal garden which has been cultivated over the last 20

years and has many mature shrub borders, trees, a swimming pool, a raised Victorian

style vegetable patch and long sweeping lawns which spill over into a mature PADDOCK

with paths ideal for walking. Beyond the paddock you will find your own private

WOODLAND with a stream that runs the length of it. The woodland is full of wildlife all

year round and the owners often see rare wild red deer walking through them. The

property also benefits from a further walled FRONT garden, which features a patio, lawn

with well-established shrub borders. A secluded SIDE garden is accessed via the

conservatory. All in all extending to approximately 7 acres (tbv) with vehicular access

available to the land.

TENURE: Freehold

VIEWING ARRANGEMENTS: By appointment with owners agent, Wood & Pilcher, 27

High Street, Heathfield, East Sussex, TN21 8JR on 01435 862211 or email us at

heathfield@woodandpilcher.co.uk.

DIRECTIONS: From our offices in Heathfield High Street proceed west on the A265

which becomes the A267. After heading through the villages of Cross In Hand and Five

Ashes, continue to the roundabout on the outskirts of Mayfield, taking the first exit to

bypass the village and continue north for approximately 2 miles where you will enter

Argos Hill, follow the road round to the right for a short distance and the property will be

found on the right hand side just beyond the Oast House.

ENERGY EFFICIENCY RATING: D

AGENTS NOTE 1: The sellers of the property are family members of a Wood & Pilcher

employee. AGENTS NOTE 2: Please note that not everything in the photography may be

included in the sale. AGENTS NOTE 3: The property offers significant potential to extend

into the roof void subject to any necessary planning and building consents.

MASTER BEDROOM: Double glazed windows. Country views. Amtico wood oak effect

flooring. Underfloor heating. Door leading to:-

EN-SUITE BATHROOM: Obscured double glazed windows. Fitted suite comprising of a

tiled shower cubicle, roll top bath, pedestal wash basin with tiled splashback. Low level

WC. Radiator.

BEDROOM 2: Double glazed windows. Country views. Double fitted wardrobe

cupboard. Amtico Oak effect flooring. Underfloor heating. TV point.

BEDROOM 3: Double glazed windows. Outlook over front garden. Underfloor heating.

TV point.

BEDROOM 4: Double glazed windows. Outlook over front garden. Underfloor heating.

TV point.

FAMILY BATHROOM: Fully tiled walls. Suite comprising of panelled bath, pedestal wash

basin. WC. Underfloor heating.

CONSERVATORY: Timber framed. Glass roof. Double glazed. Multiple power points.

Two sets of double doors leading to side garden and off road parking.

EXTERNALLY: The property is approached by a gravel DRIVEWAY providing a generous

PARKING area and access to an attached DOUBLE BAY CARPORT.

IMPORTANT NOTICE - Wood & Pilcher, th eir cli ents and any joint agents give Notice that they have no authority to make or give any represent ations or wa rranties in rel ation to the P roperty. Any statements on which a Purchas er wishes to rely must be checked through their Solicitors or Conv eyanc ers. Th ese

Particula rs do not form part of any offe r or contract and must not be relied upon as statements or rep res entations of fa ct. Any areas, measu re ments or di mensions are approximate and must be indep endently verifi ed. The text, photographs and plans are for guidance only and are not necessarily co mpreh ensive. It should not be

assumed that the Property has necessary Planning, Building Regulation or other Consents. We have not tested any appliances, services, facilities or equipment and Purchasers must satisfy themselves as to thei r adequacy and condition. We have not investigated Title, or the existence of any Covenants or other legal matters which may

affe ct the propert y.

www.woodandpilcher.co.uk