Watts Hall Watts Palace Lane | Northiam | Rye | East | TN31 6JN Seller Insight

Beautifully positioned in the countryside, almost equidistant between the delightful villages of and Broad Oak is Watts Hall, a large and extremely attractive family home that boasts five acres of lovely grounds. “Before moving here in 2006 we were living in a very nice house in Surrey, but we realised that if we made the relatively short move to neighbouring East Sussex we could get so much more for our money without compromising on the quality of our lifestyle. At the time I needed to commute into every day, so we concentrated our search around the railway line – which operates a really good service into the city centre – and we eventually happened upon this fantastic property. It offered exactly what we had been looking for: a spacious family home with a huge garden for the children to enjoy and all set within a very attractive, peaceful and extremely safe environment. I think we both knew immediately that it was the house for us.”

“The house was built in 1987 in the style of an old Sussex barn, so externally it fits beautifully within these lovely rural surroundings, however internally it’s very much a modern family home, and there’s a tremendous feeling of both light and space throughout. In fact, one of the features that really struck me when we first came to view the property was the huge galleried reception hall. It’s a very open-feeling space that incorporates not only the rather lovely-looking staircase but also an exposed brick wall with a large fireplace, so it makes for a rather impressive entrance. Most of the principle rooms, which again are all generously proportioned, flow from that space and overlook our south-facing garden, so natural light floods into the house and the views are really quite stunning. In my opinion it’s a house that has been really well designed and we’ve been extremely happy here for the past twelve years.”

“During our time here we’ve renovated all of the windows and doors and we’ve also had tri-fold doors fitted in the main sitting room, which create a really nice connection with our stunning garden,” continue the owner. “The grounds extend to five acres and I’d say that around half that area is pastureland, while the other half is a lovely big garden. We have a patio terrace that runs along the back of the house and from there steps down to a large lawn. In fact most of the garden is laid to lawn, which has been ideal for us as it means that it’s very low maintenance and therefore we have had more time to enjoy it.”

* These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent.

Step inside Watts Hall

Built in 1987 this fabulous five bedroom detached STUDY property is situated on approximately 5 acres of land Window to side. Radiator. Carpet. in an Area of Outstanding Natural Beauty. The overall accommodation is spacious with stunning views over SITTING ROOM farmland to the side and rear. The property is Good sized sitting room with a brick fireplace, stone approached via a gravelled driveway and steps leading hearth and wood burner. Radiator. Carpet. This is a to the main entrance. The reception hall has immense lovely bright and airy room with bi-fold doors leading character with a wood burner and vaulted ceiling to the terrace and rear garden. Opening to: providing a sense of space and light. Further accommodation on the ground floor comprises a DINING ROOM study, a large sitting room with a brick fireplace and Exposed brick wall to the rear of the sitting room wood burner leading to the dining room and divided fireplace. Radiator. Carpet. Bi-fold doors to the terrace by the fireplace. Both rooms are light and airy and and views over the rear garden and fields beyond. have stunning views. There is a large utility room with side access. The kitchen breakfast room gives access CLOAKROOM to the conservatory/sunroom and overlooks the Window to front. Lovely modern white suite terrace and rear garden. comprising W.C., with inset cistern, wash hand basin with cupboard under. Storage cupboard. Tiling to walls The first floor landing provides access to the and floor. bedrooms and family bathroom. The master suite has a Juliette balcony, an en suite and dressing area. UTILITY ROOM Large utility room with front aspect. Wall mounted Externally the property is surrounded by garden and boiler. Range of base cupboards with space for under fields to the sides and rear whilst the front counter freezer and washing machine. Stainless steel encompasses the driveway allowing parking for sink and drainer. Radiator. Storage cupboard. Door several vehicles, the 3 bay car port and a very large to side. barn with two sets of double doors and vaulted ceiling. To the rear of the car port is a large workshop. KITCHEN/BREAKFAST ROOM Windows to side and rear. Range of wall and base ENTRANCE cupboards and a breakfast bar over exposed The property is approached via steps down to the brickwork. There is an integral double oven, 4 ring main door leading to the entrance porch with a stone hob, space for fridge/freezer, integral microwave and a floor and exposed brickwork. A double door leads to one and a half single drainer sink with mixer taps. Inset the: ceiling lighting.

ENTRANCE HALL BREAKFAST ROOM An imposing and light entrance hall with a vaulted Window to side . Corner inset brick fireplace with ceiling and a brick fireplace with a wood burner. wood burner. Rdiator. Carpet. Door leading to: Wood effect flooring. Radiator. Store cupboard. Velux style windows. CONSERVATORY/SUNROOM Velux style windows. Tiled floor. Exposed brickwork. Double doors leading to the terrace and rear garden. FIRST FLOOR LANDING Velux style windows. Airing cupboard. Exposed brickwork.

MASTER SUITE Window and Juliette balcony with fabulous views over the garden and farmland beyond. Built in wardrobes. Radiator. Carpet. Archway to:

DRESSING AREA Large built in wardrobes. Radiator. Carpet. Door to:

EN SUITE WET ROOM Tiled with inset shower, heated towel rail, wash hand basin with cupboard under, W.C. with inset cistern. Inset ceiling lighting.

BEDROOM Window to front. Carpet. Radiator.

EN SUITE Window to front. White modern suite comprising panelled bath with wall mounted shower over, wash hand basin, W.C. Tiling to walls and floor.

BATHROOM Modern white suite comprising corner bath with wall mounted shower over, W.C., wash hand basin with cupboard under. Wall tiling. Carpet. Radiator.

BEDROOM Double aspect windows. Carpet. Radiator.

BEDROOM Window to rear. Radiator. Carpet.

BEDROOM Window to rear, built in wardrobes,. Carpet. Radiator. Step Outside Watts Hall

The property is approached via a five bar gate and gravelled driveway to the front. There is also a 3 bay car port with a large workshop attached, large barn, ample parking and separate access to the road at the rear of barn. Overall the property sits in approximately 5 acres of land located in AN AREA OF OUTSTANDING NATURAL BEAUTY.

LOCATION Located in an Area of Outstanding Natural Beauty. The villages of Northiam and Staplecross are nearby both offering a good range of local amenities. Northiam offers two convenience stores, a bakery/tea rooms, doctors surgery, Fitness Centre and a veterinary practice, opticians, dentist, DIY and garden shop, builders merchants, a village hall and various clubs and societies. Nearby provides a range of shops and facilities including two general stores, pharmacy, vets, a coffee shop and bakery, florists, Post Office and two historic village Inns, (The George Inn has an award winning restaurant) as well as Robertsbridge Station. Battle, Tunbridge Wells and Hastings all provide further comprehensive shops and amenities.

Set in the heart of 1066 country, there are numerous nearby leisure and tourist attractions and a network of public footpaths giving access to the 1066 Country Trail and further open countryside.The nearby Historic town of Rye has a selection of boutique shops, a supermarket, restaurants and cafes as well as a train station with frequent services to Ashford International with its high speed service to London St Pancras. Robertsbridge Station provides direct commuter services to Cannon Street and Charing Cross with journey times of about 1 hour 20 minutes. The nearby A21 gives access to the M25 for Gatwick and Heathrow Airports and to Ashford International. The popular town of is nearby and offers a wide range of High Street shops, a Waitrose and Tesco supermarkets. There are also several restaurents and coffee shops. There are regular bus services in Northiam to Hastings, Rye Tenterden, Ashford and .

There are a range of primary, secondary and public schools including Northiam and Beckley Primary schools, Frewen College, Claremont Preparatory and Senior School and Vinehall Preparatory School, Robertsbridge Community College, Primary School, Rye College and Homewood School and Sixth Form at Tenterden. Agents Notes: All measurements are approximate and quoted in imperial with metric equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Copyright © 2016 Fine & Country Ltd. Registered in and Wales. Company Reg No. 06959315 Registered Office: Morgan Alexander Kent Ltd (formerly Fine & Country Kent Ltd.) 36 King Street, Maidstone, Kent, ME14 1BS. Printed

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