Hastingford House DOWN • EAST

Hastingford House HASTINGFORD LANE • • • TN22 4DY

An elegant and beautifully presented Grade II listed house and barn set in 2.5 acres

Entrance hall • Drawing room • Dining room • Sitting room • Kitchen/breakfast room • Utility room • Guest cloakroom

Master bedroom with en-suite bathroom • Guest bedroom suite • 3 further bedrooms • Family bathroom • Shower room

Period thatched barn with a log store

Studio annex with shower room and WC • Greenhouse • Garden store • Tree house • Heated dog kennel • Tennis court

Garden and grounds extending to approximately 2.5 acres

Hadlow Down 1 mile • 2.5 miles • Mayfield 5 miles • Tunbridge Wells 10 miles • Gatwick Airport 25 miles Heathrow Airport 61 miles • (All distances are approximate)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page. Situation Hastingford House is located in a very attractive rural setting just outside the small village of Hadlow Down.

The larger village of Buxted is 2.5 miles away offering a general store/post office, primary school, pub and a mainline station to Bridge / London Victoria taking approximately 70 minutes.

Mayfield is 5 miles to the east and offers a wider range of shops for everyday needs.

Royal Tunbridge Wells is 10 miles away and provides a comprehensive range of shopping, recreational and cultural amenities.

Communications in the area are very good. The property has access to major road and rail routes. Main line stations at Buxted, and Tunbridge Wells offer regular services to the capital, taking between 50 – 70 minutes. www.southernrailway.com

There are excellent schools in the area including local primary schools, Skippers Hill Prep School, Cumnor House Prep School, Mayfield School, College and Tonbridge School.

Leisure activities in the area include riding and walking in the surrounding countryside, local rugby and cricket clubs, golf at a number of interesting courses including Dewlands Manor, East Sussex National and and motor racing at Brands Hatch. There is sailing on the and East Sussex coasts and at . Description Hastingford House is a beautifully presented, detached 5 bedroom period house originally dating back to the 15th century, with more recent additions.

The house offers spacious and well-arranged accommodation over two floors and provides all the charm of a period property with the benefit of modern facilities throughout.

Ground floor: The front door opens into an entrance hall off which the reception rooms are accessed.

The drawing room has an impressive Inglenook fireplace and a step down to an attractive dining room with a dual aspect and views over the garden.

The sitting room is elegant and spacious. It has a large Inglenook fireplace, with a wood burning stove and an old bread oven, and has a door to the garden.

The kitchen/breakfast room has a range of wall and floor mounted units with an Aga, modern integrated appliances throughout and a spiral staircase to the basement utility room.

First floor: Stairs lead to a landing off which the bedrooms are accessed.

The master bedroom has a generous en-suite bathroom and views over the garden.

There is a guest bedroom suite, three further bedrooms, a family bathroom and a shower room.

Outbuildings There is an excellent detached studio annexe in the garden with a shower room and WC.

The 15th century 5 bay thatched barn offers excellent storage space, covered car parking and a wood store. Wood Store 3.69m x 2.70m 12'1'' x 8'10''

Hastingford House Office House - Gross Internal Area : 299.8 sq.m (3227 sq.ft.) 14'10'' x 11'10'' Barn (4.53m x 3.62m) Barn - Gross Internal Area : 104.3 sq.m (1122 sq.ft.) 15.74m x 5.93m Annexe - Gross Internal Area : 19.8 sq.m (213 sq.ft.) 51'7'' x 19'5'' Annexe

Barn

Bread Oven

Sitting Room Breakfast Room Master Bedroom 18'2'' x 15'1'' 13'9'' x 10'1'' (5.54m x 4.59m) 19'2'' x 15'3'' (4.19m x 3.09m) (5.83m x 4.67m)

Bathroom

Bedroom Kitchen 10'3'' x 9'0'' DrawingRoom Dining Room (3.14m x 2.74m) 18'9'' x 11'11'' Bedroom (5.72m x 3.64m) 19'7'' x 12'11'' 18'8'' x 10'9'' Utility (5.96m x 3.94m) (5.70m x 3.29m) Bedroom 19'3'' x 11'2'' x 3.40m) Room (5.88m Bedroom 15'6'' x 12'7'' (4.74m x 3.84m) 10'4'' x 10'4'' (3.17m x 3.17m)

Lower Ground Floor Ground Floor First Floor

2 4 6 8 10 12 14 This plan is for guidance only and must not be relied Feet upon as a statement of fact. Attention is drawn to the Metres 1 2 3 4 Important Notice on the last page of the text of the © 02/06/17 Trueplan (UK) Ltd. 01892 614 881 Particulars. Garden Local authority Services The property is approached through an electric five-bar gate to a Council. Tel: 01892 653311 Mains water and electricity. Private drainage (Klargester). gravel parking area in front of the barn. Oil fired heating. LPG and electric cooking. Directions The gardens are beautifully landscaped and maintained being mostly From Tunbridge Wells proceed south on the A267 towards Mayfield. Fixtures and fittings laid to lawn with a selection of mature trees and shrubs. At the roundabout just outside Mayfield, take the second exit All those items regarded as the vendors’ fixtures and fittings, To the front of the house is a beautifully maintained knot garden. remaining on the A267. Continue for a further 2.5 miles and turn right together with the fitted carpets, curtains and light fittings, are There is a fenced vegetable garden with a green-house, a garden onto the A272 to Hadlow Down. After 1 mile turn right into School specifically excluded from the sale. However, certain items shed and fruit cage. Lane which becomes Hastingford Lane. After approximately may be available by separate negotiation. 0.75 mile Hastingford House will be found on the right hand side. The River Uck flows along the northern boundary of the property.

Towards the rear of the garden there is a lake with a bridge running across it and wild flower meadow all around.

The property also has a hard tennis court and a superb tree house with a balcony overlooking the garden.

Viewings Strictly by prior appointment through the owners’ sole agents, Knight Frank. Tel: 01892 515035 Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely 01892 515035 without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only Churchill House, 85 Mount Pleasant Road certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property Tunbridge Wells, Kent TN1 1PX does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer [email protected] or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Particulars dated June 2017. Photographs dated June 2017. Knight Frank LLP is a limited liability partnership registered in KnightFrank.co.uk with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.