3 Bed Detached House For Sale
Station Road, Groombridge, TN3

£750,000 (Freehold)

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Charming and unique 3 bedroom detached character home with a substantial detached barn with lapsed residential consent
Former village butchers shop retaining wealth of original features
Fine sheltered courtyard offering seclusion
Stunning dining room/formerly butchers shop front with original counter tops, meat hanging racks
Double aspect sitting room with wood burner
Part vaulted kitchen/breakfast room
1,198 sq ft detached barn/outbuilding which could be converted to provide a variety of uses
3 double bedrooms
No on-going chain

A unique and extremely charming three bedroom detached character home with a substantial 1,193.sq. ft detached barn located in the heart of this highly desirable village within a ‘stone’s throw’ of a regarded primary school, a village store, bakery and two country pubs. This fine period home, formerly the village butchers’ shop, retains a wealth of features inherent with the era to include the original exposed steel meat hanging racks and original marble counter tops, the whole offering spacious and versatile accommodation. To the rear of the property there is a substantial 1,193. sq. ft. detached barn building and office store which has lapsed planning for conversation to provide residential accommodation and could be converted to provide a variety of uses. Indeed, the barn building can also be independently accessed via a separate driveway from Withyham Road. The property is offered for sale with no ongoing chain and the accommodation comprises in brief on the ground floor, a covered entrance, a reception hall, a fine double aspect sitting room with wood burner, a part vaulted kitchen/breakfast room, a study, a cloakroom, and a fine open plan dining room, formerly the butchers shop. From the reception hall, a staircase rises to the generous size first floor landing, three good sized double bedrooms, a bathroom and a separate shower room. Outside, there is a private driveway which provides off street parking with a side path and gate giving access to a charming, sheltered courtyard which is surrounded by raised flower and shrub beds. EPC Band F. Council Tax Band F.

The accommodation and approximate room measurements comprise:

COVERED ENTRANCE: outside courtesy light, UPVC front door with opaque double glazed inserts into RECEPTION HALL: staircase rising to the first floor landing, tiled flooring, understairs storage cupboard, radiator.

SITTING ROOM: 20’11 x 13’1 a fine double aspect room, double glazed windows overlooking the front of the property, sliding patio doors opening to the courtyard and gardens, handsome brick fireplace with recessed cast iron wood burning stove and oak mantle over, exposed oak wall and ceiling timber, wall light points, timber flooring.

DINING ROOM: 19’4 x 11’9 a grand open plan room, windows overlooking the front of the property, glazed double doors opening to the front, original tiled flooring and steel work, (this room formerly the butchers shop/counter with the original marble tops and bespoke units beneath).

STUDY/LOBBY: 9’10 x 8’2 tiled flooring, exposed oak ceiling timbers.

CLOAKROOM: comprising low level WC with concealed cistern, washbasin with tiled splashback, recessed spotlight, tiled flooring.

BREAKFAST ROOM: double glazed window overlooking the courtyard, part glazed door opening to the rear courtyard, built-in bespoke dresser style unit with display shelves and built-in storage units beneath, exposed oak ceiling timbers, opening into kitchen.

KITCHEN: 21’5 x 18’ part vaulted room, fitted with a matching range of units to eye and base level and comprising one and a half bowl single drainer sink unit with mixer tap, cupboards and drawers and space for domestic appliance beneath. Adjoining solid timber work surfaces, inset five ring stainless steel gas hob with extractor over and deep pan drawers beneath, built-in double ovens with cupboards above and below, further range of units to eye and base level including glazed display units, windows overlooking the side and rear of the property with views across the courtyard, part glazed stable style door opening to the rear courtyard, tiled flooring, recess spotlighting, original steel meat racks and exposed timbers. UTILITY STORE: with space and plumbing for domestic appliances, further walk-in larder.

From the reception hall, a staircase rises to the FIRST FLOOR LANDING: airing cupboard housing lagged hot water cylinder with slatted shelving over, built-in boiler cupboard housing gas fired boiler, further built-in coats cupboard, large skylight window.

BEDROOM 1: 19’4 x 14’9 double aspect room, double glazed windows overlooking the front and rear of the property with views across the woodland and countryside opposite.

BEDROOM 2: 13’9 x 10’9 double glazed window overlooking the front of the property enjoying fine views across the open fields opposite, built-in storage cupboards, hatch giving access to loft space.

BEDROOM 3: 13’1 x 9’6 double glazed window overlooking the rear of the property with views across the barn and courtyard, exposed floorboards.

BATHROOM: 7’6 x 4’3 comprising enclosed bath with fully tiled surround, low level WC, wash basin, heated towel rail, window to rear.

SHOWER ROOM: 7’6 x 7’2 fitted with a white suite and comprising built-in double width shower cubicle with wall mounted shower unit, low level WC, vanity unit with inset washbasin, double glazed window to rear, heated chrome ladder style towel rail, hatch giving access to additional loft space, recess spotlighting.

OUTSIDE

There is a PRIVATE DRIVEWAY which provides parking for up to three vehicles with a wide side path and gate giving access front to rear. To the rear of the property there is a large sheltered paved courtyard with raised flower and shrub beds to one side of which is an ornamental water feature. This courtyard offers total peace and seclusion and has a further side path which leads to a sheltered courtyard to one side of which is a useful wood store and a greenhouse. Twin timber gates provide access to a rear driveway which provides rear vehicular access. Beyond the courtyard is a stunning DETACHED BARN which has lapsed planning, permission granted for conversion to provide residential accommodation. The barn is split into a useful STORE 12’1 x 11’1 and office space, a LARGE UTILITY ROOM 15’8 x 12’5 , a LOWER BARN 17’4 x 12’5 off which is a separate WC whilst a central staircase ascends to the UPPER BARN 23’7 x 13’1 which provides a vaulted store room.

Location Summary

The Old Butchers is beautifully set in the heart of Groombridge village which straddles the Kent/Sussex border. In addition, there are excellent other amenities in the village, including a post office and a general store, as well as a highly regarded bakers, two country pubs and the area is superb for walking and cycling. The nearby towns of Crowborough and Tunbridge Wells offer more extensive shopping and leisure facilities. The village bus stop offers regular connections to Tunbridge Wells. Schools: Groombridge has its own highly-regarded primary school, graded as “Outstanding” overall in the most recent Ofsted report, and there is the Beacon Acadamy secondary school in Crowborough, which has been rising in status. Tunbridge Wells offers alternative secondary schooling, including the Grammar Schools, but where entry from East Sussex is more restricted. In terms of private schools, there are many highly regarded options, including Holmewood House preparatory school in Langton Green and public schools in Tonbridge, Sevenoaks, Eastbourne, Brighton, Mayfield and Upper Dicker. Mainline Rail: Eridge (approximately 2.8 miles) with journey times to London Bridge from 54 minutes, Tunbridge Wells (approximately 5 miles) to London Charing Cross and Cannon Street from 54 minutes and Ashurst (approximately 3.6 miles) with journey times to Victoria from 1 hour 2 minutes. Communications: The A21, accessible just to the North of Tunbridge Wells, provides access to the M25 and thereby the national motorway network, Gatwick and Heathrow airports, the Channel ports and Channel Tunnel terminus.

Council Tax Band: F