DUCKINGS MILL HOUSE , East TN7 4BE A delightful converted mill set within an immaculately maintained cluster of former farm buildings and finished to a meticulous standard.

Accommodation of about 1,793 sq ft comprising:

Ground floor: reception hall  kitchen  sitting room  conservatory / family room  en suite master bedroom  utility room  cloakroom

First floor: two bedrooms  family bathroom south-facing patio  brick-built stable block  open- bay double garage  parking for several cars  garden to three sides  EPC = C Description Duckings Mill House is a light and spacious three bedroom home, tastefully converted and finished to a high specification. The contemporary design, with wood and tiled floors, vaulted ceilings and open spaces, is complemented by more traditional features such as leaded windows and iron door furniture. The ground floor, with an open-plan feel, offers versatile accommodation. A welcoming and spacious entrance hall opens on to the sitting room, the kitchen (via a utility room) and has stairs leading to the upstairs bedrooms. The sitting room is an impressive space, with engineered oak flooring, a wood burning stove, vaulted ceilings highlighting the original structure of the mill, windows to the front and French doors to a rear patio. The bright kitchen, with smart fitted units and built-in appliances, is complemented by a useful utility room with a sink, fitted units and provision for laundry appliances. A quarry-tiled floor links the kitchen (via a wide opening in the original stone external wall) to the stunning conservatory. Fully glazed on a brick-walled base with bi-fold doors opening on to the south-facing patio, this marvellous space benefits from views on three sides over the property’s delightful surroundings and lends itself to a variety of year-round uses. The master bedroom on the ground floor has a dual-aspect outlook, engineered oak flooring, built-in wardrobes and a vaulted ceiling. A well-appointed bath/shower room contributes to the attraction of this spacious bedroom suite. Two further bedrooms share a family bathroom on the first floor. Outside The external appeal of Duckings Mill House is as strong as its internal accommodation. Enjoying a sheltered and private setting, nestled into a grassy bank and positioned within a cluster of former farm buildings, the character of this property is immediately apparent from the approach down the sweeping driveway. Attractive landscaping incorporates extensive brick perimeter walling, areas of level and terraced lawn, and a wonderful south-facing patio. In addition to the house itself, a brick-built stable block, comprising three loose boxes, provides further useful space with the possibility for future upgrading, subject to the granting of necessary permissions, plus an open-bay garage with two bays for two or three cars. Situation Duckings is in a delightful position in the pleasant village of Withyham, which is located within the High Area of Outstanding Natural Beauty. The area is superb for walking with a network of footpaths and waymarked paths nearby. The is also close and delightful rolling countryside is all around. Local amenities include an historic church, a primary school, a village hall and the Dorset Arms pub and restaurant within Withyham, with , about 1.5 miles away, offering a general store, farm shops, a medical centre, a gift shop and tea room, plus cricket and tennis clubs. More comprehensive facilities are available at (about 4.7 miles) and Tunbridge Wells (about 7 miles). State and private schools: Primary schools in Withyham, Hartfield and , preparatory schools in (Holmewood House), (Ashdown House), Ashurstwood (Brambletye) and Danehill (Cumnor House). Secondary schools include Community and Technology Colleges in Crowborough and , independent schools in Tonbridge, Sevenoaks, Mayfield, Worth and Ardingly and Grammars in Tunbridge Wells and Tonbridge. Mainline rail: Ashurst (about 3.5 miles) and Eridge (about 4 miles) have services to Bridge. Tunbridge Wells (about 7.3 miles) and Hildenborough (about 12 miles) offer services on the London to Hastings line, with services to Charing Cross and Cannon Street (via Waterloo East and London Bridge). Communications: The A21, accessible to the north via the A26 at Southborough, and the A22, some 6.2 miles to the West, offer a direct link to the M25 London orbital motorway and thereby on to the national motorway network, Heathrow Airport and the Channel Tunnel terminus. Gatwick Airport lies about 18 miles to the northwest via the A264/M23. Agent’s note: Duckings Mill House falls within the curtilage of Duckings Sussex Barn, a listed building, and we understand therefore that Duckings Mill House is curtilage listed. Directions Head west out of Tunbridge Wells on the A264. After passing through Floor Plans Langton Green the road becomes the A2110. Continue on this road Gross Internal Area (approx) through Groombridge and about 2.5 miles beyond the mini-roundabout in Groombridge, shortly after the village boundary sign for Withyam, House = 166.6 sq m / 1793 sq ft (excluding garage) the left hand turning into Duckings Farm will be found directly opposite Station Road. Duckings Mill House is accessed through electric Stables = 30.8 sq m / 331 sq ft wooden gates ahead. Continue up the drive, turning right at the first opportunity to descend to the property via another set of wooden N gates. Bedroom 3.72 x 2.54 Kitchen 12'2 x 8'4 3.80 x 3.59 Conservatory / Services 12'6 x 11'9 Family room Air-sourced heat pump underfloor heating throughout the ground floor. 4.56 x 4.23 Electric underfloor heating on the upper floor. Mains water, electricity Bedroom 15'0 x 13'11 6.59 x 3.40 Dn and private drainage. 21'7 x 11'2 Utility Outgoings Siting room Council: 01892 526121. Current tax band G. 5.08 x 4.73 16'8 x 15'6

Up EPC Reception A copy of the full Energy Performance Certificate is available upon hall Bedroom 3.74 x 3.68 request. 3.63 x 3.60 4.72 x 2.63 11'11 x 11'10 12'3 x 12'1 15'6 x 8'8 Viewing Strictly by appointment with Savills on 01892 507000. If there is any point which is of particular importance to you, we invite you to discuss Ground floorFirst floor this with us, especially before you travel to view the property.

Stable Stable Stable 3.37 x 2.57 3.37 x 2.50 3.86 x 3.30 11'1 x 8'5 11'1 x 8'2 12'8 x 10'10

5.60 x 3.51 5.60 x 4.32 18'4 x 11'6 18'4 x 14'2

(Not Shown In Actual Location / Orientation)

Open-bay garage (Not Shown In Actual Location / Orientation)

Savills Tunbridge Wells [email protected] Important Notice 01892 507000 Savills, their clients and any joint agents give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building savills.co.uk regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. PH810152 Brochure by floorplanz.co.uk