• Beautifully presented and modernised, Victorian semi-detached house +
• Semi-rural location with views over farmland and footpath to the primary school +
• Excellent living space with large sitting room and additional family room/snug +
• Fabulous kitchen/dining room with appliances included +
• Utility/boot room +
• 4 bedrooms +
• Ground floor shower room and first floor bathroom with additional cloakroom +
• Lawned gardens to 3 sides with west facing rear garden +
• Parking for 2 cars and modern garage with space for large SUV +
• Garden office, insulated with power, broadband and light connected +

Beautifully presented, 4-bedroom semi-detached Victorian house situated on the rural periphery of Groombridge village on the historic border between the Goldsmith’s and Eridge estates. This property offers a unique blend of rural charm, character and modern living, having been the subject of extensive improvement works by the current owners. The house enjoys stunning views over farmland to the rear and is adjacent to Birchden Woods, offering lovely rural walks with a footpath through farmland leading directly to the local primary school. The ground floor features a spacious triple aspect sitting room with woodburner and doors to the rear garden and a separate, cosy family room or snug also with a woodburner and set off the hallway. The L-shaped kitchen/dining room really does offer the WOW factor, with doors opening to the garden, a super corner larder cupboard and appliances including twin integrated dishwashers to help make entertaining a breeze, and a fridge/freezer. There is a range cooker possibly available by separate negotiation and space for a washing machine and tumble dryer in the utility/boot room. Also on the ground floor, is the family shower room, perfect for anyone returning home from muddy sports or leaving early in the morning without disturbing the rest of the family. Upstairs, there are four well-proportioned bedrooms, a family bathroom with marble topped vanity unit and thermostatic shower over the bath as well as having underfloor heating, and an additional cloakroom. The bedrooms all enjoy beautiful views over the garden and surrounding countryside to the front and rear. The gardens are a particular highlight, with lawns to three sides, featuring wildflowers to the front, and a decked terrace to the rear. The south-west facing rear garden provides plenty of space for keen gardeners to create their dream garden or for children to play. The property also benefits from a recently built garage, which fits a large SUV along with the built-in workbench and the loft space is boarded to provide useful storage. The garage has an attached garden office which is insulated for year round use, with power and internet connected, making this a truly lovely space for working from home, overlooking the gardens. There is driveway parking for two cars to the front of the garage which is at the rear of the property, with plenty of unrestricted parking on the lane to the front. This really is a super family house and must be viewed in person to fully appreciate the unique setting and all this home has to offer. Video tour available on request. Material Information Disclosure - National Trading Standards Material Information Part B Requirements (information that should be established for all properties) Property Construction - Brick and Block Property Roofing - Clay tiles Electricity Supply - Mains Water Supply - Mains Sewerage - Shared private sewage treatment system Heating - Gas (mains) Broadband - Fibre to the premises Mobile Signal / Coverage - Good Parking – 2 cars on the driveway and 1 in the garage National Trading Standards Material Information Part C Requirements (information that may or may not need to be established depending on whether the property is affected or impacted by the issue in question) Building Safety - No known issues Restrictions - None known Rights and Easements - Unlimited vehicle and pedestrian access over the track to the rear for access to the property. The adjoining house has pedestrian access only over the track to their property. Flood Risk - None Coastal Erosion Risk - N/A Planning Permission - N/A Accessibility / Adaptations - None Coalfield / Mining Area - N/A

EPC Rating: C Location This house sits on the rural periphery of the popular village of Groombridge, just 4 miles from the vibrant spa town of Tunbridge Wells. Groombridge boasts a bustling community with local shops, a primary school, public houses, a cricket ground and a village hall, together with clubs and activities for all ages. Groombridge Station, part of the Spa Valley Railway, is within walking distance and there is a lovely footpath through the countryside from the property to the village primary school. Birchden Woods are next door, offering more lovely walks on your doorstep. Tunbridge Wells has a wide range of restaurants, shops, supermarkets and leisure facilities. There is also a fast train service to Central London from Tunbridge Wells and nearby Eridge stations, and there are good independent and state schooling options in the area, including those in the much sought-after Kent Grammar system. Garden Lovely lawned gardens to three sides of the house with the rear garden enjoying a westerly aspect and views over the adjoining farmland. Parking - Driveway Driveway parking for 2 cars in front of the garage. Parking - Garage The recently built garage takes a large SUV with space for a workbench and storage in the loft above.