GUIDE PRICE: £450,000

• Charming 3 bedroom semi-detached character cottage extending to approximately 1,438 sq ft

• Sought-after semi-rural location in West End, Herstmonceux

• Spacious kitchen/breakfast room with exposed beams and inglenook-style recess

• Two reception rooms including characterful living room with open fireplace

• Separate home office/study ideal for remote working

• Useful utility room and ground floor cloakroom

• Three well-proportioned bedrooms with period features and built-in storage

• Generous family bathroom with both bath and separate shower

• Beautiful, mature rear garden with magnolia tree, terrace and seating areas

• Convenient access to Polegate and Pevensey & Westham stations with direct links to London Victoria

LOCATION: West End in Herstmonceux is a highly sought-after semi-rural location, offering a perfect balance of countryside living and everyday convenience. The nearby village of Herstmonceux provides a range of local amenities including a convenience store, traditional pubs, cafés and the historic Herstmonceux Castle, while the market town of Hailsham is just a short drive away, offering a wider selection of shops, supermarkets and leisure facilities.

For commuters, the area is well served by mainline railway stations at Polegate and Pevensey & Westham, both providing direct services to London Victoria, making it an attractive choice for those needing access into the capital. The A22 and A27 are also easily accessible, connecting to Eastbourne, Lewes and Brighton.

The property is well positioned for a number of well-regarded schools. Local state options include Herstmonceux Church of England Primary School and Hailsham Community College for secondary education, while independent options in the surrounding area include Bede’s School in Upper Dicker and Eastbourne College, offering excellent private education within easy reach.

KITCHEN/BREAKFAST ROOM: This spacious kitchen/breakfast room is full of character and charm, featuring exposed timber beams and a striking brick inglenook-style recess housing the cooker, creating a delightful focal point. The room offers an excellent range of fitted base and wall units, complemented by generous worktop space, ideal for both everyday cooking and entertaining.

A large window over the sink allows for an abundance of natural light, while a stable-style door provides direct access to the garden, enhancing the practicality of the space. The layout comfortably accommodates a breakfast table, making it a sociable hub of the home.

Further features include tiled flooring, traditional-style cabinetry and ample storage, all combining to create a warm and functional kitchen that perfectly suits modern family living while retaining its period appeal.

FAMILY/DINING ROOM: This charming family/dining room offers a warm and inviting atmosphere, perfectly suited to both everyday living and entertaining. Characterful exposed timber beams add a sense of period charm, complemented by attractive flooring that enhances the room’s cosy, rustic appeal.

A large window allows for an abundance of natural light, creating a bright and welcoming space, while also offering pleasant views over the surrounding setting. There is ample room for a substantial dining table as well as relaxed seating, making it a versatile area ideal for modern family life.

LIVING ROOM: This charming living room is rich in character and period detail, centred around an attractive open fireplace with a brick surround and timber mantel, creating a warm and inviting focal point. Exposed ceiling beams further enhance the room’s rustic appeal, complemented by traditional textured walls that add to the property’s sense of history.

A large window to the front aspect allows for excellent natural light, while a stable-style entrance door provides direct access outside, adding both practicality and charm. The room offers generous proportions, comfortably accommodating a range of seating arrangements, making it ideal for both relaxing and entertaining.

OFFICE: This useful home office provides a practical and versatile space, ideal for remote working or study. Enjoying a pleasant outlook via a window to the front aspect, the room benefits from good natural light, creating a comfortable working environment.

Character features including exposed ceiling beams and traditional finishes add charm and continuity with the rest of the property, while the layout allows for a desk and additional storage furniture.

Conveniently positioned with an open aspect through to the adjoining reception space, this room offers flexibility and could equally serve as a hobby room, study or ancillary workspace to suit a variety of needs.

UTILITY ROOM: This practical utility room provides a useful ancillary space, ideal for laundry and household storage. The room is fitted with space and plumbing for white goods, along with shelving for additional storage, ensuring functionality and organisation.

A window to the side aspect allows for natural light and ventilation, enhancing the usability of the space.

DOWNSTAIRS CLOAKROOM: This convenient downstairs cloakroom comprises of a WC and wall-mounted wash hand basin, providing practical facilities for guests and everyday use.

BEDROOM 1: This well-proportioned double bedroom offers a bright and comfortable space, ideal as a principal or guest bedroom. A large window to the rear aspect allows for an abundance of natural light while enjoying a pleasant outlook over the garden.

The room provides ample space for a double bed along with additional freestanding furniture, including wardrobes and bedside units. The neutral décor enhances the light and airy feel, offering a blank canvas for personalisation.

BEDROOM 2: This charming bedroom offers a peaceful and characterful retreat, featuring a gently sloping ceiling and exposed timber beam that enhance the room’s cottage appeal. A window to the front aspect allows for good natural light, creating a bright and comfortable space.

The room benefits from built-in storage cupboards, providing practical and discreet space for clothing and belongings, while still allowing ample room for freestanding furniture.

Well-proportioned and full of charm, this bedroom offers a cosy yet functional environment, ideal for a variety of uses including a guest room or additional sleeping accommodation.

BEDROOM 3: This comfortable bedroom provides a bright and restful space, ideal for use as a guest room or additional sleeping accommodation. A window to the side aspect allows for good natural light, enhancing the room’s light and airy feel.

The room offers space for a double bed along with freestanding furniture, including wardrobes and bedside units, making it both practical and versatile.

FAMILY BATHROOM: This spacious family bathroom is well-appointed and filled with natural light, courtesy of a window to the side aspect. The suite comprises a panelled bath, separate walk-in shower enclosure, pedestal wash hand basin and low-level WC, offering both practicality and flexibility for modern family living.

The room is enhanced by attractive part-panelled walls and complementary tiling within the shower area, creating a bright and clean aesthetic.

GARDEN/OUTSIDE AREA: The property benefits from a charming and well-established rear garden, thoughtfully arranged to provide a delightful outdoor space. Predominantly laid to lawn, the garden is bordered by a variety of mature shrubs, flowering plants and trees, including a striking magnolia which creates a beautiful focal point when in bloom.

A paved terrace area immediately adjoining the house offers an ideal space for outdoor dining and entertaining, while a further brick-paved section to the rear provides additional seating options and versatility. The garden also features a range of attractive elements including a traditional-style well feature, timber trellis, and planted borders, all contributing to its characterful appeal.

Enclosed by fencing, the garden enjoys a good degree of privacy and a pleasant outlook, making it perfect for both relaxation and gardening enthusiasts alike. The frontage is equally attractive, with a quaint picket fence and cottage-style planting enhancing the overall kerb appeal of this charming home.

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.

COUNCIL TAX BAND: E