High Combe

A spacious detached 1930's family house occupying a incredibly private rural setting on the edge of Broad Oak village set amongst 4.56 acres of established park-like gardens, orchards and paddock. Set back from the road via a private gated entrance enclosed by mature and specimen trees offering complete privacy and seclusion. Ground floor accommodation comprises a large entrance hallway, main reception room with large bay window and fireplace with wood burning stove, generous 26' kitchen / dining room with bay window to front gardens and separate fireplace, office / study, utility / shower room and downstairs cloakroom. On the first floor are four double bedrooms each enjoying pleasant elevated aspects across the private gardens, a main family bathroom and separate cloakroom in addition to an en-suite shower room to the master bedroom. The property also offers a large attic space with potential to convert subject to obtaining relevant permissions. The established gardens and grounds are a real feature of this property attributing to its setting with a selection of mature conifers, willow and fruit trees, woodland area and separate paddock with stables. Located just 6.6 miles from Robertsbridge railway station providing access into London Bridge and Charing Cross, the area also offers an excellent choice of local state and private schools. Neighbouring Brede High Woods owned by the woodland trust land also offers 647 acres of excellent walks.

Front - Property is accessed via private gated driveway, mature hedgerow and specimen trees to front boundary, driveway extending through gardens to premises and detached garage, front garden laid to lawn with a collection of mature trees, private paved terrace with southerly aspect overlooking front gardens providing alfresco dining area, exterior lighting.

Reception Hall - Accessed via 1930's traditional painted front door, quarry tile flooring, single radiator, internal glazed door into main hallway, access to cloakroom and separate walk in storage cupboard.

Cloakroom - Continuation of quarry tile flooring, single radiator, all mounted traditional style wash basin and WC, window to front, internal glazed window to store room.

Store Cupboard - Continuation of quarry tile flooring, lighting, hanging rail, single radiator, internal window to cloakroom.

Hallway - Exposed wooden flooring, window to rear elevations, double radiator, carpeted traditional staircase to first floor landing,

Living Room - 6.10m x 3.76m (20' x 12'4) - Double aspect room with large bay window to front elevations, further window to side, carpeted flooring, picture rail, exposed brick fireplace complete with wood burning stove, brick hearth and oak mantle, fitted bookcase and cupboards to alcove.

Kitchen / Dining Room - 8.13m x 4.11m (26'8 x 13'6) - Double aspect room to side and front elevations, continuation of exposed wooden flooring throughout, to dining end a bay window to front elevations with double radiator beneath, further window to side elevation, exposed brick fireplace with wood burning stove, brick hearth and oak mantle. To the kitchen end a further window overlooking side gardens, kitchen comprises a range of fitted base and wall units with traditional style doors beneath granite effect laminate roll top work surfaces, space for freestanding fridge / freezer, Everhot electric cooker range oven, two ring induction hob, double stainless bowl with mixer taps, tiled splash backs and selection of above counter power points, fitted cupboards with shelving above, pantry with shelving a window to side, further internal door to rear end of main hallway, ceiling down lighters.

Utility / Shower Room - 3.48m x 1.42m (11'5 x 4'8) - Quarry tile flooring, half height glazed external door to side, cupboard housing consumer unit, shower enclosure with screen door, ceramic wall tiling and shower controls, plumbing for appliances, boiler room with shelving above.

Office - 3.78m x 3.66m (12'5 x 12') - Double aspect room to side and rear elevations, original tiled 1930's fireplace, picture rail and double radiator.

Stairs And Landing - Carpeted staircase leading to spacious first floor landing, window to rear elevations, loft hatch above with pull down ladder,

Bedroom 1 - 6.10m x 3.78m (20' x 12'5) - Internal door, carpeted flooring, window to front with double radiator beneath, fitted cupboards to one end with hanging rail and shelving above, access to en-suite shower room.

En-Suite - 1.52m x 1.02m (5' x 3'4) - Internal door, ceramic flooring, window to side elevations, WC, shower enclosure with ceramic wall tiling and shower controls, ceiling down lighters, chrome heated towel rail and combination vanity unit.

Bedroom 2 - 4.27m x 4.27m (14' x 14') - Internal door, carpeted flooring, double aspect room to front and side elevations, fitted cupboards to alcove, double radiator, storage cupboard to one end.

Bedroom 3 - 3.76m x 3.66m (12'4 x 12') - Internal door, carpeted flooring, double aspect room to rear and side elevations, 1930's tiled fireplace, fitted cupboards to alcove.

Bedroom 4 - 3.58m x 2.44m (11'9 x 8') - Internal door, carpeted flooring, window to front elevations with radiator beneath, fitted cupboards and book shelves to one side.

Bathroom - 3.18m x 2.31m (10'5 x 7'7) - Internal door, vinyl flooring, large fitted airing cupboards with slatted shelving to one end, window to side gardens with radiator beneath, pedestal basin, white bath suite with chrome telephone style shower fittings.

Cloakroom - Internal door, vinyl flooring, traditional style WC, single radiator, window to side.

Gardens - Beautiful park like wrap around gardens enjoying a collection of various specimen trees, orchard to side elevations with a collection of apple, pear, cherry and plum trees, ponds with bridge over, New greenhouse 10' x 8', freestanding shed / workshop, log store, summer house benefiting from power and lighting, rear garden backing onto small wooded area and access in to paddock via five-bar gate.

Paddock - Accessed via five bar gate from gardens, enclosed by mature hedgerow, independent access from road side via gate on south eastern corner, stable block to north-east corner

Garage - 5.08m x 3.18m (16'8 x 10'5) - Manual up and over door, external door and lighting.

Stables - 8.31m x 4.37m (27'3 x 14'4) - Two stables and tack room separated by partition walls with electric power and lighting.

Services - Oil-fired central heating system.
Private drainage system.
Local Authority - Rother District Council. Band G.

Agents Note - None of the services or appliances mentioned in these sale particulars have been tested. It should also be noted that measurements quoted are given for guidance only and are approximate and should not be relied upon for any other purpose.



Marketed by: Rush Witt & Wilson, Northiam