House for sale in Rustwick, Tunbridge Wells

Rustwick is a unique, private residential road just outside the spa town of Tunbridge Wells, accessed via a private road which passes through some of the town's iconic rocks. This deceptively spacious late Victorian 4 double bedroom home has been well loved by its current owners for almost 30 years, and the result is a wonderfully welcoming, light filled home with generous and flexible accommodation totalling just under 2500 square feet (see Area). The house sits in a mature and established plot, which wraps around three sides of the house and with a predominately south-west orientation, enjoys the sun throughout the day. Surrounded by countryside and close to beautiful woodland walks, the sanctuary that this property offers, despite being just over a mile from Tunbridge Wells' town centre, really does make it one to view.

The ground floor accommodation features four reception rooms, currently serving as a sitting room, dining room, study and a conservatory, which could make a wonderful garden room. All of the rooms feature original generous windows, providing lovely aspects of the countryside and gardens that surround the house, and a plethora of other original features, including fireplaces, cornicing, picture rails and exposed wooden floorboards. The sitting room is a very comfortable room whatever the season: flooded with light thanks to its multiple windows, and the wood burning stove creates a cosy ambience in the winter. The kitchen is also a particularly lovely room, with a vaulted ceiling providing a real sense of space, and an exposed brick wall, AGA and extensive useful wooden fitted cupboards adding to the rustic charm. The adjacent dining room with its lovely window seat and gas coal effectstove, is the perfect space for dining and entertaining, whilst still feeling connected to the kitchen. The study has a range of very useful fitted cupboards and desk, and this room could serve equally well as a children's play room or family room. A pantry, utility room and cloakroom complete the accommodation on this floor.

Stairs up from the hall lead to the first floor where there are 2 double bedrooms and the family bathroom - a very generous room with bath and shower attachment, and inbuilt cupboards. There is a further en-suite shower room serving one of the bedrooms, and on the second floor there are two further double bedrooms.

Storage is excellent in this property. As well as having a partially boarded loft, the cellar is a useful storage space, conveniently accessed from the entrance hallway and which includes a log store and enough space for a small workshop. In addition, planning permission was previously granted to build a garage, although this has now expired.

The current owners are including the inbuilt bespoke cabinetry and shelving that has been fitted throughout the house.

 Externally, the garden wraps around three sides of the property, and is a peaceful, and protected natural space. A fig tree and elderflower bush provide abundant fruit, whilst a wisteria flanks the front of the kitchen window. Further planting has been completed to encourage wildlife and birds, with nesting boxes and a laurel hedge. The current owners have been rewarded with regular visits from a wide variety of birds and they often hear woodpeckers and owls.

This is a lovely rural retreat, only a short distance from the handy amenities of Rusthall village and a short walk from Tunbridge Wells.

Material Information Disclosure -

National Trading Standards Material Information Part B Requirements (information that should be established for all properties)

Property Construction - brick and block

Property Roofing -clay tiles on the main roof, slate tiles on the rear roof / top floor dormer windows / flat felts to rear, rubber membrane at front

Electricity Supply - yes, Octopus

Water Supply - South East Water

Sewerage - mains connected

Heating - gas central heating

Broadband - FTTC

Mobile Signal / Coverage - Good

Parking – off street parking (1 car)

National Trading Standards Material Information Part C Requirements (information that may or may not need to be established depending on whether the property is affected or impacted by the issue in question)

Building Safety - no concerns known

Restrictions - Ref K639614 (garden) – Not to erect on the land… any building other than a single or double garage.

Rights and Easements - none

Flood Risk - none

Coastal Erosion Risk - none

Planning Permission - none

Accessibility / Adaptations - none

Coalfield / Mining Area - no

Located on the western outskirts of the vibrant spa town of Tunbridge Wells, Rusthall Park and Rustwick are close to countryside and woodland walks whilst also providing easy access to the many cafés, restaurants, shops, sporting and leisure facilities, theatres and parks, to name some of the amenities, that the town has to offer. It is within walking distance, and has a good bus service to Tunbridge Wells, which has a fast and frequent train service to London. The residents benefit from access to the many independent and state schooling options in the area, including the much sought-after Kent Grammar system. The award-winning Bluewater Shopping Centre is only 45 minutes' drive away and if you want to escape to the coast, then the lovely seaside towns can be reached in under an hour.