Cobbarn House Eridge Green, Tunbridge Wells Cobbarn House, Groombridge Lane, Eridge Green, East , TN3 9LA

A fine attached character family house in a delightful setting with far reaching views.

Accommodation Entrance hall, sitting room, dining room, study/tv room, kitchen/ breakfast/family room, utility/boot room, garden room/annexe with kitchenette and shower room, 4/5 bedrooms, family bathroom, shower room, gas fired central heating, studio/home office, garden of 0.4 acre.

Description This fine house dates from around 1906 and has in recent years been extended, extensively refurbished and improved. The spacious family accommodation is arranged over three floors and particular points of note include:- A covered entrance porch opens into the entrance hall with staircase to the first floor. The sitting room is an elegant room with an open fireplace, fitted shelves and sash windows with outlooks over the garden. The dining room also has fitted cupboards as does the adjacent study/TV room. There is a superb well fitted and equipped large kitchen/breakfast/family room with a range of handmade wooden wall and base units, long granite work surfaces, large walk-in larder, a Mercury 5 ring gas hob range oven and wide French doors to the terrace and garden. Adjacent is the utility/ boot room with a door to the garden room/annexe, an excellent self contained suite which has a kitchenette, an en suite shower room and French doors opening to the stunning walled courtyard garden with pizza oven and storage. To the first floor the principal bedroom has fitted wardrobe cupboards, feature fireplace and fantastic outlooks of the surrounding countryside. On this floor there is a further bedroom with fitted shelves and a family bathroom with separate WC. On the top floor there are two further bedrooms with eaves storage, a shower room and superb views.

Situation Set off a quiet, private lane in rural surroundings to the south of Eridge Green, the property enjoys delightful outlooks to the front and rear. The attractive village of Groombridge is about 1.3 miles for local shops including a bakery and general store, pubs and the highly regarded St Thomas’ primary school. Tunbridge Wells for excellent shopping facilities and amenities is just over 3.5 miles. with its many supermarkets and sports and leisure centre is about 4 miles. The area is served by a wide range of schools for children of all ages. Gardens and Grounds The property is approached via a private lane and the driveway provides parking for several vehicles. The front of the house is screened by beech hedging with the gardens mainly laid to sweeping lawns with a terrace which wraps around most of the house, numerous shrubs, apple trees, and the wonderful walled courtyard garden. There is an attractive home office/workshop. In all 0.4 acre.

Directions From Tunbridge Wells take the A26 south. Pass through Eridge Green and a short distance past the turning to on the left, turn right into The Forstal. At the end turn left then immediately right into Cobbarn and the property will be found after a short distance on the right.

Additional Information Train Services – Eridge station about 0.3 miles for a direct service to London Bridge in about 1 hour. Tunbridge Wells for Charing Cross, London Bridge and Cannon Street about 50/55 minutes.

Mains – Gas, electricity, water and Biodigester. Fast fibre broadband.

Groombridge Lane, Eridge Green, Tunbridge Wells Tunbridge Wells Sales Approximate GrossCobbarn Internal Area House = 250.3 sq m / 2693 sq ft Approximate gross internal area. Main houseOutbuilding = 2,693 = 17.1 sq sq ftm // 250.3184 sq ftsq m, Outbuilding = 184 sq ft / 17.1 sq m 18-20 London Road Total = 267.4 sq m / 2877 sq ft Tunbridge Wells TN1 1DA 01892 516611 Dn [email protected] Job Ref: 191148 Illustration for identification Store Groombridge Lane, Eridge Green, Tunbridge Wells purposes only. The plan has 3.23 x 2.14 been created using previous 10'7 x 7'0 hamptons.co.uk drawings as reference Approximate Gross Internal Area = 250.3 sq m / 2693 sq ft material, therefore the Bedroom 3 Outbuilding = 17.1 sq m / 184 sq ft accuracy of information Bedroom 4 cannot be guaranteed. 4.86 x 3.17 Total = 267.4 sq m / 2877 sq ft Not To Scale. 4.59 x 2.13 15'11 x 10'5 15'1 x 7'0 Studio / Workshop 3.54 x 3.23 11'7 x 10'7 Dn

Job Ref: 191148 Illustration for identification Store purposes only. The plan has 3.23 x 2.14 = Reduced headroom below 1.5m / 5'0 been created using previous 10'7 x 7'0 drawings as reference Outbuilding Second Floor material, therefore the (Not Shown In Actual Bedroom 3 accuracy of information Bedroom 4 Location / Orientation) cannot be guaranteed. 4.86 x 3.17 Not To Scale. 4.59 x 2.13 15'11 x 10'5 Larder 15'1 x 7'0 Studio / Dn Up Workshop Utility / 3.54 x 3.23 Boot Room 11'7 x 10'7 Up IN 4.65 x 3.61 Bedroom 2 Garden Room / 15'3 x 11'10 Dining Room Bedroom 4.09 x 4.05 4.76 x 2.93 Annexe 13'5 x 13'3 15'7 x 9'7 6.58 x 4.09 = Reduced headroom below 1.5m / 5'0 21'7 x 13'5 Kitchen / Outbuilding Second Floor Breakfast / Bedroom 1 (Not Shown In Actual Family Room Sitting Room 5.45 x 4.18 Location / Orientation) 6.80 x 4.36 5.34 x 4.20 17'11 x 13'9 Larder 22'4 x 14'4 17'6 x 13'9 T Study / TV Room Dn Up Utility / 4.07 x 3.02 Boot Room 13'4 x 9'11 Up IN 4.65 x 3.61 Bedroom 2 Garden Room / 15'3 x 11'10 Dining Room Bedroom 4.09 x 4.05 4.76 x 2.93 Annexe 13'5 x 13'3 15'7 x 9'7 Ground Floor First Floor 6.58 x 4.09 21'7 x 13'5 Kitchen / Breakfast / Bedroom 1 Family Room Sitting Room 5.45 x 4.18 6.80 x 4.36 5.34 x 4.20 17'11 x 13'9 22'4 x 14'4 17'6 x 13'9 T Study / TV Room 4.07 x 3.02 13'4 x 9'11 For clarifi cation, we wish to inform prospective purchasers that we have prepared these sales particulars as a general guide. We have not carried out a detailed survey, nor tested the services, appliances and specifi c fi ttings. Room sizes are approximate and rounded: they are taken between internal wall surfaces and therefore include cupboards/shelves, etc. Accordingly, they Ground Floor should not be relied upon for carpetsFirst and furnishings.Floor Formal notice is also given that all fi xtures and fi ttings, carpeting, curtains/ blinds and kitchen equipment, whether fi tted or not, are deemed removable by the vendor unless specifi cally itemised within these particulars.

Hamptons International is a trading name of Countr y wide Estate Agents. Head Offi ce: 7th Floor, UK House, 180 Oxford Street, London W1D 1NN