GUIDE PRICE: £1,100,000 - £1.300,000

• Attractive detached 5 bedroomed character house located at the end of a long private drive, with planning permission also to create 6 further residential units, as well as potential for different planning permissions to be granted if required for holiday letting units instead, or substantial wings to the main house, depending upon preference.

• 15 acres of land (to be verified)

• Two existing holiday rental Shepheard huts brining in a good income stream

• All weather menage

• Stable complexes

• Two detached outbuildings with planning permission to convert into residential units. (potential to re-apply for conversion into more holiday rental units instead subject to planning)

• Planning permission already granted to convert the existing two wings to the main house currently arranged as stables and barn into a further 4 residential units. However, there is also additional potential (subject to planning) to be re apply for these same units to have holiday rental planning permission to be granted instead. Furthermore, the wings could be converted into more reception rooms etc for the main house (also subject to planning)

• The main house also is arranged with the main part having 3 main bedrooms and an attached 2 bedroomed holiday cottage with its own private entrance, that could be included again with the main house quite easily subject to planning or utilized as an annex.

• Large gravel courtyard driveway with turning areas and an in and out entrance arrangement, as well as ample parking for numerous vehicles.

• Excellent current equestrian facilities that presently include an all-weather menage and a number of stable complexes ideally suitable for a livery yard if required

• Planning potential for the large wings to the main house to be converted into large further accommodation for the main farmhouse.

• Beautiful far reaching rural views and peaceful setting

• Short drive of Frant mainline train station, making this property ideal for London buyers looking to commute

• Short drive of Tunbridge Wells

LOCATION: This desirable corner of the Kent/Sussex border combines the charm of unspoilt countryside with exceptional convenience, located at the end of a long private lane. Commuters benefit from quick rail access to London, while families enjoy a strong choice of both state and private schooling, all within easy reach of the area’s attractive villages and the vibrant amenities of Tunbridge Wells.

Nestled at the end of a private drive amidst picturesque countryside between Bells Yew Green and Frant, this setting offers a peaceful rural lifestyle with superb transport links. Frant railway station is just 1.3 miles away on the Hastings Line, providing direct South-eastern services to London Charing Cross in around an hour, with more frequent trains during peak times. Tunbridge Wells station, approximately 2.4 miles distant, offers an even wider choice of fast and frequent services into central London and beyond.

The location is ideal for families, with several highly regarded state schools close by. Frant Church of England Primary School serves the immediate area, while respected secondary options within 3–4 miles include Skinners’ Kent Academy, The Skinners’ School, Tunbridge Wells Girls’ Grammar School, and Bennett Memorial Diocesan School.

Independent schools are also well represented locally. Holmewood House School in Langton Green provides an excellent preparatory education for ages 3–13, and Beechwood School in Tunbridge Wells offers co-educational day and boarding options for ages 3–18.

DESCRIPTION FOR LOT 1: A fabulous opportunity to acquire this idyllically located spacious detached three / five bedroomed character farmhouse, which has the added benefit of an attached spacious two bedroomed holiday letting cottage / potential annex, which historically currently continues to create a lucrative income stream for the farmhouse, in addition it also has two holiday rental Shepheard huts located in the property’s associated 15 acres of grazing meadows.

PLEASE NOTE PLANNING PERMISSION HAS BEEN GRANTED: For the conversions of its extensive stable complexes and outbuildings into 6 residential single storey dwellings.

MAIN HOUSE EXISTING ACCOMMODATION:

ENTRANCE HALL & FORMAL DINING ROOM: A large and spacious room with windows to the front, attractive wooden floors, exposed feature beam to ceiling, door to walk in storage cupboard, door to adjoining two-bedroom holiday cottage / potential annex. Further door to large adjoining kitchen / breakfast room.

KITCHEN / BREAKFAST ROOM: Comprising of an extensive range of shaker style cupboard and base units with worksurface over, further central island for breakfast and preparation of food etc, space for washing machine, dishwasher, sink unit with mixer tap, drainer and ½ sink, feature AGA cooking range, terracotta tiled floor, space for fridge freezer, feature beam to ceiling, double glazed windows and doors with wonderful rural views and access over the rear garden.

SITTTING ROOM: An elegant room with a feature character fireplace with a wood burner, coved ceiling, down lighting, double glazed window with aspect to the front grounds.

UTILITY ROOM / TACK ROOM: Storage for coats, boots and door leading to outside.

LANDING: Approached from the main dining hall by carpeted stairs, balustraded galleried landing, hatch to loft, double glazed window with aspect to the rear garden and fabulous views beyond, doors leading off to bedrooms 1,2,3 and the family bathroom.

BEDROOM ONE: A double sized room with fitted wardrobes, carpeted floors and double-glazed windows with aspect to the front grounds.

BEDROOM TWO: A double sized room with fitted wardrobe and double-glazed window with aspect to the front grounds.

BEDROOM THREE: An attractive room with a fitted character cast iron fireplace, carpeted floor and fitted wardrobes, as well as a window with views.

FAMILY BATHROOM / SHOWER ROOM: Comprising of a fitted bath, a tiled floor, a W/C, shower section with glazed front and shower control system, heated towel rail / radiator, pedestal wash basin, double glazed window with wonderful rural views.

ATTACHED TWO BEDROOM HOLIDAY COTTAGE / POTENTIAL ANNEX:

This can either be accessed through an adjoining door from the dining hall, or from its own private front entrance from the large gravel driveway.

FRONT ENTRANCE: Door leading to a reception hall and then into an open plan kitchen / breakfast room.

KITCHEN / BREAKFAST ROOM: A double aspect room with a stone tiled floor, range of modern shaker style kitchen unit with wooden worktops over, space for appliances, fitted oven and hob, tiled surrounds, double glazed doors, and windows to rear gardens, rural views, down lights, coved ceiling, door to sitting room.

SITTING ROOM: A double aspect room with a feature inglenook stone fireplace with a fitted wood burner, double glazed doors to rear garden and views beyond of fields, double glazed window with view to the front grounds and gravel courtyard. Door to main house if required.

FIRST FLOOR ACCOMMODATION:

Stairs from the sitting room leading up to the first-floor landing with doors leading off to bedrooms 1 and 2, as well as a bathroom / shower room.

BEDROOM ONE: A double sized room with carpeted floor, window with wonderful rural views.

BEDROOM TWO: A double sized room with fitted wardrobes, double glazed windows with views to the front grounds.

FAMILY BATHROOM / SHOWER ROOM: Comprising of a fitted bath, chrome taps, tiled surrounds, pedestal wash basin, separate shower, W/C, chrome heated towel rail, window with views of the meadows.

OUTSIDE ATTACHED WINGS: The property has two further wings attached to it and these are currently arranged as one wing having 5 loose boxes, each measuring 18. 1 feet by 17.11 feet. There is also a shower room / cloakroom and kitchen / laundry room for the Holiday letting Shepheard hut clients.

The second wing of the main house is arranged as 4 further loose boxes measuring 18.1 feet by 17.1 feet, as well as a barn measuring 37.7 feet by 36.9 feet.

THE ABOVE TWO WINGS HAVE CURRENT RECENT RESIDENTIAL PLANNING PERMISSION TO BE CONVERTED INTO THE FOLLOWING:

The existing residential planning permission granted to create 6 further residential units comprise as follows:

From the conversion of the main farmhouse’s attached two large stable wings there is currently planning for:

• One 1-bedroom single storey dwelling

• Two 2-bedroom single storey dwelling

• One 3-bedroom single storey dwelling

PLEASE SEE THE ATTACHED PLANNING FLOOR PLANS TO ASCERTAIN THE CONVERTED LAYOUTS (please also note that it may be possible to have these planning permissions changed to holiday letting units if re applied for).

PLEASE NOTE: Additionally, there is further residential planning granted for the conversion of two other detached outbuildings for the following.

• 1-bedroom single storey dwelling

• 1-bedroom single storey cottage

OUTSIDE CONTINUED: 15 acres of grazing meadows, an all-weather menage, further two stable blocks in addition to the two detached barns for conversion.

Two Shepheard huts for holiday letting have also been in operation successfully being let.

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.

EPC for main house: F with potential for D

Council Tax Band for main house: F