LOT 2 GUIDE PRICE: £1,300,000 to £1,350,000

• Detached family home with annexe, extending to approximately 2,404 sq ft, set within 2.8 acres (TBV) in a wonderfully secluded woodland setting

• First time offered for sale in over 60 years

• Long private driveway leading to the house, providing an impressive approach and exceptional privacy

• Four-bedroom main residence with spacious reception rooms

• Self-contained attached annexe, ideal for multi-generational living

• Beautiful mature woodland and gardens offering an outstanding sense of seclusion

• Detached double garage, extensive parking and useful outbuildings

• Further land may be available by separate negotiation

• This is LOT 2. The property is also available together with a building plot as LOT1. The building plot is also available on its own as LOT3.

o LOT 1: The Main house and building plot together as a whole with a GUIDE PRICE of: £1,500,000 to £1,600,000 | With 3.2 acres

o LOT 2: Main house only (does not include building plot) with a GUIDE PRICE of: £1,300,000 to £1,350,000 | With 2.8 acres

o LOT 3: Building plot only with a GUIDE PRICE of: £295,000 to £325,000 | A secluded building plot in 0.4 acres with full planning permission for a contemporary three/four-bedroom dwelling, creating an exceptional opportunity for those seeking multi-generational living, future development or long-term investment.

LOCATION: The property occupies an enviable semi-rural position on Wall Hill Road, ideally located between the highly regarded villages of Ashurst Wood and Forest Row. Both villages offer an excellent range of everyday amenities, whilst East Grinstead and Tunbridge Wells provide a comprehensive selection of shopping, leisure and rail services.

The renowned Ashdown Forest is close by, offering thousands of acres of protected heathland for walking, riding and outdoor recreation.

Tennis courts are available just over the road as well as a popular local football club.

For commuters, East Grinstead, Haywards Heath or Tunbridge Wells railway station are the nearest mainline stations, with services to London Victoria or London Bridge. The railway station at Gatwick Airport provides a very fast 25-minute service into London Victoria. The area is also well placed for road links to surrounding towns including Tunbridge Wells, Haywards Heath and Crawley. Gatwick Airport is approximately 12 miles away.

There is a good selection of schools in the surrounding area, including Ashurst Wood Primary School, Estcots Primary School, Forest Row School, St Mary’s C of E Primary School, and for secondary, Sackville School and Imberhorne School. Popular independent options include Brambletye School in Ashurst Wood and Michael Hall School in Forest Row, Cumnor House Sussex close to the Ashdown Forest and further private schooling available in the wider West Sussex and Kent areas.

KITCHEN: A well-appointed kitchen fitted with a range of cream shaker-style wall and base units, complemented by tiled splashbacks and ample worktop space. There is a stainless steel sink with drainer, space and plumbing for a dishwasher, radiator, fitted track lighting and tiled-effect flooring. A characterful Aga provides a focal point to the room, with the kitchen opening through to a bright adjoining garden/sun room, enjoying excellent natural light from roof lanterns, large windows and sliding doors to the garden.

DINING ROOM: A bright and well-proportioned dining room with neutral décor, fitted carpet and a radiator. Sliding doors open through to the adjoining reception/sun room, allowing for a pleasant flow of natural light and creating an ideal space for both everyday dining and entertaining. The room also benefits from French doors opening into the adjoining study.

LOUNGE: A generously proportioned and light-filled lounge with neutral décor, fitted carpet and two radiators. The room enjoys a large curved bay window overlooking the garden, together with further windows to the side, creating a bright and spacious feel. A working fireplace provides an attractive focal point, while the overall size of the room offers excellent flexibility for both seating and entertaining.

STUDY: A spacious and versatile study with neutral décor, fitted carpet and radiators. The room benefits from excellent natural light from dual aspect windows and French doors enjoying views over the garden. A feature fireplace provides an attractive focal point, while the generous proportions offer ample space for a home office, reading room or additional reception space.

UTILITY ROOM: A practical utility room fitted with worktop space, open shelving and a Belfast-style sink, with space and plumbing for laundry appliances and further freestanding appliances. The room benefits from tiled flooring, ceiling lighting and a built-in cupboard, providing useful additional storage and an ideal space for laundry and household appliances.

DOWNSTAIRS CLOAKROOM: A useful downstairs cloakroom comprising a low-level WC and wall-mounted wash hand basin with tiled splashback. The room also benefits from a radiator, tiled-effect flooring and a window providing natural light.

PRINCIPAL BEDROOM: A particularly spacious principal bedroom with neutral décor, fitted carpet and radiators as well as a fitted wardrobe. The room enjoys excellent natural light from windows to two sides, with pleasant outlooks over the surrounding greenery. The generous proportions provide ample space for bedroom furniture, creating a bright and comfortable main bedroom.

EN-SUITE: A modern en-suite shower room comprising a glazed shower enclosure with tiled surround, low-level WC and pedestal wash hand basin with tiled splashback and mirror above. The room also benefits from tiled-effect flooring and neutral décor, creating a clean and practical en-suite facility.

BEDROOM 2: A comfortable bedroom with neutral décor, fitted carpet and radiator. The room enjoys natural light from a window and benefits from fitted wardrobe storage, making it a practical and well-arranged bedroom.

BEDROOM 3: A bright bedroom enjoying a pleasant outlook over the surrounding greenery, with neutral décor, fitted carpet and radiator. Fitted wardrobes provide useful storage, while the room offers a comfortable space for bedroom furniture.

BEDROOM 4: A versatile bedroom with neutral décor, fitted carpet and radiator. The room is naturally lit by a window overlooking the surrounding greenery and would work well as a bedroom, guest room or home office.

FAMILY BATHROOM: A family bathroom comprising a panelled bath with tiled surround, mixer tap and handheld shower attachment, together with a low-level WC and pedestal wash hand basin with mirror above. The room also benefits from tiled-effect flooring, a radiator and a window providing natural light.

ANNEXE

KITCHEN/DINING/LIVING ROOM: A spacious and versatile open-plan kitchen/dining/living room with neutral décor, fitted carpet and excellent ceiling height. The living/dining area enjoys good natural light from large windows and provides ample space for both seating and dining furniture. The kitchen area is fitted with a range of units, worktop space, tiled splashbacks, stainless steel sink and space for freestanding appliances. An arched opening leads through to the adjoining accommodation, creating a practical and flexible layout ideal for everyday living.

BEDROOM: A spacious and bright bedroom with neutral décor, fitted carpet and radiator. The room benefits from large windows providing excellent natural light and pleasant views over the surrounding greenery, together with fitted wardrobe storage. The generous proportions allow ample space for bedroom furniture, creating a comfortable and versatile bedroom.

BATHROOM: A bathroom comprising a panelled bath with shower over and tiled surround, low-level WC and pedestal wash hand basin with tiled splashback and mirror above. The room also benefits from tiled-effect flooring, radiators, a heated towel rail and windows providing natural light.

GARDEN/OUTSIDE AREA: One of the property's defining features is its exceptional privacy. Approached via a long private driveway, the house sits within mature woodland and established gardens, creating a wonderfully secluded setting rarely found so close to local amenities.

The gardens comprise extensive lawns, mature trees, established planting and a paved terrace ideal for entertaining, whilst the wider grounds provide attractive woodland surroundings and far-reaching views across the adjoining countryside.

The detached double garage, useful outbuildings and extensive parking provide excellent practicality. There is potential for additional land by separate negotiation.

AGENTS NOTE: Please note that these details have been prepared as a general guide and do not form part of a contract. We have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Room sizes are approximate and should not be relied upon. Any verbal statements or information given about this property, again, should not be relied on and should not form part of a contract or agreement to purchase.