WILLARDS HILL FARM , East TN19 7DB

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LOCATION Dining Room (22’1 x10’.3”). WILLARDS HILL FARM, The villages of Etchingham and , with their mainline railway stations providing direct services into Utility Room (12’x 8’.2”) fitted units beneath work tops with ETCHINGHAM, are approximately 1.5 and 1.6 miles distant inset stainless-steel sink, plumbing and space for washing respectively. More extensive shopping facilities are available machine, door to outside. , TN19 7DB in Heathfield, approximately 10 miles to the south-west and Tunbridge Wells, approximately 15.6 miles to the north-west. Cloakroom with wash basin and W.C.

Etchingham (MLS) - 1.5 miles DESCRIPTION Robertsbridge (MLS) - 1.6 miles Willards Hill Farm is a versatile agricultural and residential Heathfield - 10 miles estate located within the High Area of Outstanding - 12.7 miles Natural Beauty. Tunbridge Wells - 15.6 miles Gatwick Airport - 39 miles Set off a country lane and benefiting from separate Central London - 56.2 miles residential and agricultural entrances, Willards Hill Farm combines an impressive Grade II Listed three/four bedroom farmhouse (converted from a triple roundel Oasthouse), a An Agricultural and detached two bedroom farm cottage, various ‘amenity’ outbuildings including a games/snooker barn, a Residential Sussex Estate workshop/machinery store with attached car port, a triple garage and approximately 118 acres of land including within an Area of pasture, arable, woodland and an impressive lake.

Outstanding Natural Beauty. Also benefiting from an agricultural and equestrian outbuilding, the property briefly comprises: FIRST FLOOR • Detached 3/4 bedroom Grade II Listed Oasthouse Landing (incorporating roundel) with balustrade and door to • Detached 2 bedroom cottage THE OASTHOUSE The three/four bedroom converted Oasthouse is of brick and Inner Landing with built-in storage cupboards, access hatch • Games barn/snooker room weatherboard elevations beneath peg tile roofs and to extensive attic space and doors to: • Triple garage traditional Oasthouse cowls. Benefiting from double glazing Master Bedroom (22’.1” x 17’.8”) double aspect, En-suite • Swimming pool and oil-fired central heating, the accommodation briefly with jacuzzi bath, shower, twin wash basins, bidet and W.C. • Stables comprises: Dressing Room (12’.1” x 11’) with built-in hanging • Workshops GROUND FLOOR cupboards. • Agricultural outbuilding Entrance Hall incorporating roundel with balustrade stairs to Bedroom 2 (within 15’.7” roundel) with built-in hanging • In all about 118 acres (47.75 ha) first floor. cupboard.

T.V room (within 15’.7” roundel). GUIDE PRICE: £2,750,000 Bedroom 3 (within 15’.7” roundel) with built-in hanging Sitting Room (21’.7” x 18’.3”’) open fireplace, door to cupboard. VIEWING outside. Strictly by appointment via the sole agents: Bedroom 4/Dressing Room (14’.8” max x 10’.4”) with an Drawing Room (within 15’.7” roundel) with painted wooden extensive range of fitted hanging cupboards. BTF Partnership – Heathfield Office panelling to walls. Euston House, 82a High Street Family Bathroom with bath, shower, wash basin and W.C. Heathfield, East Sussex TN21 8JD Kitchen/Breakfast Room (31’.6” max x 18’) tiled floor, fitted GARDEN 01435 864455 units beneath work tops with inset double Butler sink, The delightful gardens around the house are predominantly matching wall units and central island, combined oil–fired laid to lawn and interspersed with a variety of trees and and electric AGA, door to garden terrace. shrubs, together with terraced areas and a range of buildings

including: Games Barn (34’.11” x 14’) with snooker room, bar and cloakroom. An Aviary, and two Greenhouses. The

Larger Greenhouse (46’.5” x 10’.6”) was specifically built for THE LAND continue for approximately 0.7 of a mile, whereafter the the growing of Orchids and is divided into three separate The agricultural land, being a mixture of permanent pasture principal drive leading to Willards Hill Farm will be found on growing areas, each with shelving, oil-fired heating and and arable, is currently farmed by a local farmer and this the right-hand side. three-phase electricity. arrangement could (subject to mutually agreeable terms) be extended should the purchaser of the property not be an BOUNDARIES A mosaic tiled and heated Swimming Pool with adjacent active farmer. The Farm also comprises a single block of The purchaser must satisfy themselves on the location of all pool house which provides an entertaining area and a broadleaf woodland measuring approximately 13 acres, boundaries from the Land Registry documentation available. changing room with shower and W.C. is located in an together with smaller scattered woodland shaws. elevated position within the garden to the east of the EASEMENTS, WAYLEAVES AND RIGHTS OF WAY Oasthouse. An additional feature of the property is the spectacular lake The property is sold subject to and with the benefit of all to the south east of the house, which extends to just over 1.5 existing rights whether public or private including rights of A fully enclosed Triple Garage (29’.2” x 20’.3”) is located acres and benefits from two small islands and a boating jetty. way, supply, drainage, water and electricity supplies or other adjacent to the gravel parking area between the Oasthouse rights, covenants, restrictions and obligations, quasi- and Cottage. Further garaging is provided within an open- BPS ENTITLEMENTS easement and all wayleaves whether referred to or not in fronted Car Port (18’.5 x 11’.7”) attached to the Machinery There are no BPS Entitlements available. these particulars. A public footpath crosses the property. Store (17’.7” x 12’.3”) located off the main drive. AGRICULTURAL/ EQUESTRIAN OUTBUILDING SPORTING Located to the north-east of the farmhouse and benefiting Sporting rights are in hand and included within the freehold from a separate driveway, the principal outbuilding sale in so far as they are owned. comprises a two-bay open-fronted Hay Barn (28’.22 x 20’.7”), Farm Workshop (20’.7” x 13’.9”) with two fully AGENT’S NOTES enclosed Store Rooms, four Loose Boxes and a Feed Prior to making an appointment to view a property, please Room. discuss any particular points which are likely to affect your interest in the property with a member of staff who has seen SERVICES the property, this will help to ensure that you do not make a Mains electricity and water, private Klargester drainage wasted journey. system. Oil-fired central heating.

LOCAL AUTHORTY Council

OUTGOINGS Council Tax Band G

THE COTTAGE TENURE The detached Cottage is separated from the Oasthouse by a The farm will be available with vacant possession upon gravel courtyard/parking area and is of brick and completion subject to any holdover that may be required to weatherboard elevations beneath a peg tile roof. harvest crops.

The accommodation which benefits from double glazing and FIXTURES AND FITTINGS oil-fired central heating, briefly comprises: The fixtures and fittings mentioned in the description of the property will be included in the sale. All other fixtures and Living Room (19’.2” x 11’.10”) triple aspect, door to outside. fittings to be excluded but may be available for sale by

Kitchen (9’.6” x 6’.1”) fitted units with inset stainless steel separate negotiation. MONEY LAUNDERING REGULATIONS sink. In accordance with Money Laundering Regulations, we are DIRECTIONS Bedroom 1 (13’.3” x 9’.7”) built in hanging cupboards. Heading south on the A21, take the third exit at the now required to obtain proof of identification for purchasers. Robertsbridge roundabout and continue to the village centre BTF employs the services of Smartsearch to verify the Bedroom 2 (9’.5” x 7’.4”) built in hanging cupboards. and then turn right into Station Road (signposted Station and identity and address of purchasers. ), continue for approximately 1.2 miles and then Family Bathroom with panelled bath, wash basin and W.C. turn right into Ludpit Lane (signposted Etchingham) and

BTF and any Joint agents for themselves and for the Vendors of the property whose Agents they are, give notice that (i) These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract (ii) No person in the employment of or agent of or consultant to BTF has any authority to make or give any representation or warranty whatsoever in relation to this property (iii) Measurements, areas and distances are approximate, Floor Plans and photographs are for guidance purposes only and dimensions shapes and precise locations may differ (iv) It must not be assumed that the property has all the required planning or building regulation consents. A list of the Directors of BTF is available for inspection at each BTF Office. .

Euston House, 82A High Street Heathfield, East Sussex TN21 8JD Tel: 01435 864455 Fax: 01435 865875 Email: [email protected] www.btfpartnership.co.uk