LOT 2 Blackdon Farm, Blackdon Hill, Tunbridge Wells, TN3 9HX

Lot 2 guide price: £3,700,000 • An impressive and substantial sized detached character country residence extending to approximately 7,801 square feet, which forms the main house, which has been created from a bespoke high specification conversion from a fabulous original old character period barn which provides splendid luxurious internal accommodation throughout.

Please note: The working vineyard is available via separate negotiation.

• An exceptional modernised Country home with detached annexe, outbuildings and pool within gardens and grounds of approximately 9.45 acres (tbv) • Four-bedrooms bedroom suites all with luxury bathrooms / shower rooms.

• Impressive principal bedroom suite with dressing room, en-suite and private roof terrace • The principal house also has a host of exceptional feature character and exposed timbers throughout and stunning range of reception rooms, including an elegant bespoke kitchen / breakfast room • Excellent leisure and entertaining spaces including cinema room, glazed wine cellar and wine tasting room • Beautiful gardens with heated outdoor swimming pool and numerous sun terraces, • Natural pond / water feature with potential to enlarge subject to planning • Detached three-bedroom annexe with open-plan kitchen/living/dining room and shower room (Currently used as a financially lucrative holiday letting property) • Triple car port, double garage, art studio, stores, and additional outbuildings (also ideal for conversion into further holiday letting units subject to planning) • Detached wine tasting barn on two floors with balcony and stunning views (Also with potential to obtain planning for conversion into a holiday letting property subject to planning) • This country property’s land and location allow for amazing potential for a large bespoke glamping business to be created in combination with the numerous holiday letting cottages that could be created • Located within convenient distance of a number of mainline train stations, making this property perfect for London commuters description: In our opinion this offers a buyer the chance to own a wonderfully located and substantial sized character country residence, which is offered for sale in exquisite order throughout.

This property’s fabulous views, gardens and idyllic country surroundings create a most heavenly setting, which is rarely found these days, especially so close to commuting amenities.

The main house is a very substantial sized detached bespoke converted period barn that extends to over 7,000 square feet and has been fitted out to the highest of luxurious standards throughout.

There are numerous large reception rooms and a cinema room, as well as large reception halls with a host of vaulted beamed ceilings.

Outside the property also has a heated swimming pool, a detached three bedroomed annex / holiday letting cottage, as well as other outbuildings that also offer conversions for similar use subject to planning.

The wine tasting building would also make a wonderful holiday rental.

Location: The property is situated in the rural hamlet of Eridge Green, within the High Weald National Landscape, surrounded by attractive countryside yet within easy reach of both Tunbridge Wells and Crowborough.

Eridge Green offers a traditional village setting with local public houses, countryside walks and access to the Sussex Border Path, while Tunbridge Wells provides a comprehensive range of shops, restaurants, cafés, theatres and leisure facilities.

For London commuters, Eridge station is the nearest rail station, with services to London Bridge, while Tunbridge Wells mainline station is also within easy reach and offers frequent services to London Charing Cross, London Bridge, Waterloo East and Cannon Street.

Road communications are convenient, with the A26 providing links towards Tunbridge Wells, Crowborough and onward connections to the A21 and M25.

There is a good selection of schooling in the area across both the state and independent sectors.

Nearby state primary schools include Mark Cross Church of England Primary School, Rotherfield Primary School and Frant Church of England Primary School, with secondary options including Beacon Academy in Crowborough and grammar schools in Tunbridge Wells and Tonbridge, subject to entry requirements.

Independent schools in the wider area include Holmewood House, Rose Hill, Ashdown House, Kent College Pembury, Mayfield School, Tonbridge School, Sevenoaks School and Benenden.

Entrance hall: An impressive and characterful entrance hall, arranged around a striking central staircase and galleried landing above.

The space showcases a wealth of exposed oak beams, substantial timber posts and stone plinth detailing, creating a dramatic first impression.

Wide flagstone flooring, a large timber entrance door and excellent proportions give the room a grand yet welcoming feel, with access through to the principal reception spaces, wine cellar, boot room, utility and inner hall.

Kitchen: A spacious and well-appointed kitchen positioned off the main family/dining area, combining contemporary fittings with exposed structural timbers.

The room features a large central island with breakfast bar seating, sleek cabinetry, integrated appliances and generous preparation space.

Multiple windows and open connections to the dining and family areas create a highly sociable layout, well suited to both family life and entertaining.

Living room: A beautifully proportioned principal reception room with extensive exposed beams and timber supports, creating a warm and atmospheric setting.

The room offers generous space for both formal and informal seating areas, with a feature fireplace, fitted shelving and wide areas of glazing allowing natural light to pour in.

The scale of the room makes it ideal for entertaining, while the characterful timbers and soft neutral finishes give it a comfortable country-house feel.

Family/dining room: An exceptional open-plan family and dining space, offering a substantial area for day-to-day living, entertaining and dining.

Large, glazed doors and windows provide superb natural light and open views across the gardens, while roof lights further enhance the sense of brightness and volume.

The room combines modern open-plan living with period character, including exposed beams, stone detailing and timber flooring, with ample room for relaxed seating, dining and entertaining zones.

Pantry: A useful pantry positioned directly off the kitchen, providing excellent ancillary storage.

The room is accessed via a timber door and is ideally located for everyday kitchen use, offering space for dry goods, appliances and household provisions.

Cinema room: A dedicated cinema room with a comfortable tiered seating arrangement, projector screen and atmospheric darker wall finishes.

The room is designed for private film nights and media use, with recessed lighting and generous seating space creating a true home-cinema environment.

Courtyard: An attractive enclosed courtyard sitting at the heart of the ground floor arrangement, bringing natural light and a sense of openness into the surrounding rooms.

Glazing and doors connect the internal accommodation to this sheltered outside space, creating a charming focal point and a private area for planting, decoration or quiet seating.

Hall: An inner hall connecting the kitchen, pantry, WC, utility and entrance hall.

This area provides practical circulation through the working parts of the ground floor and retains the same characterful detailing seen throughout, with exposed timbers and a natural flow between spaces.

Wine cellar: A striking glazed wine cellar positioned off the entrance hall, providing both practical storage and a visual feature.

Full-height glazing allows the cellar to be enjoyed from the hall, with display racking and lighting creating an impressive focal point for collectors and entertaining.

Utility room: A practical utility room located off the inner hall, providing useful additional worktop space, sink, appliance provision and direct access towards the service areas.

The room is well placed away from the main living accommodation, making it ideal for laundry and household management.

Plant room: A dedicated plant room providing space for the property’s mechanical and service equipment.

Positioned away from the principal living areas, it offers a practical and discreet service zone.

Ground floor WCs: There are two ground floor cloakrooms shown on the plan, one close to the living room and entrance area, and a further WC positioned off the inner hall near the pantry and utility.

Both provide useful guest facilities serving the principal reception and entertaining spaces.

Principal bedroom: A spacious and elegant principal bedroom with a vaulted ceiling, exposed timbers and wide timber floorboards.

The room enjoys excellent natural light from multiple windows and glazed doors opening directly onto the roof terrace, creating a strong connection with the outside space.

There is ample room for freestanding bedroom furniture and seating, while the exposed beams and soft neutral finishes give the room a calm, characterful feel.

A large private roof terrace accessed directly from the principal bedroom, providing a substantial outdoor seating and relaxation area at first floor level.

Its position offers a wonderful sense of privacy and outlook, making it an excellent extension of the principal suite and ideal for morning coffee, evening drinks or quiet outdoor seating.

Dressing room: A generous dressing room serving the principal bedroom, offering excellent space for wardrobes, storage and dressing furniture.

Positioned between the principal bedroom and en-suite, it creates a practical and private suite arrangement.

The room benefits from natural light, exposed beams and the same warm timber flooring seen throughout much of the first floor.

En-suite: A particularly impressive principal en-suite bathroom, combining contemporary fittings with exposed period timbers.

The room includes a freestanding bath, large vanity unit with integrated basin, a substantial walk-in shower area and WC.

The vaulted ceiling, exposed rafters and feature lighting create a luxurious spa-like atmosphere, while the modern sanitaryware and finishes provide a clean, high-quality contrast to the historic timber structure.

Bedroom 2: A generously proportioned bedroom with vaulted ceiling height, exposed beams and attractive timber flooring.

The room offers excellent flexibility, with space for a large bed, freestanding furniture and a study or seating area.

A feature mezzanine-style area accessed by a timber ladder adds further character and interest, while the room also benefits from its own dressing area and en-suite facilities.

Dressing room: A compact but useful dressing room positioned off Bedroom 2, providing additional wardrobe and storage space.

Its placement between the bedroom and en-suite enhances the suite-like feel of the accommodation.

En-suite: A stylish en-suite shower room finished in a contemporary manner, with a large walk-in shower, vanity unit and WC.

The room combines modern tiling and sanitaryware with exposed timber detailing, giving it a smart yet characterful appearance.

Bedroom 3: A charming double bedroom with a vaulted ceiling, exposed rafters and beautiful timber floorboards.

The room has a warm and atmospheric feel, with exposed structural beams forming a key feature throughout.

Windows bring in natural light and provide outlooks over the surrounding setting, while the room has sufficient space for bedroom furniture and seating.

En-suite: A spacious en-suite bathroom serving Bedroom 3, fitted with a bath, separate shower, WC and basin.

The room incorporates exposed timbers and roof structure, creating a distinctive character, while the modern fittings provide a practical and comfortable bathroom arrangement.

Bedroom 4: A further well-proportioned bedroom with a vaulted ceiling, exposed beams and timber flooring.

The room enjoys good natural light and has a flexible layout suitable for use as a bedroom, guest room, or study.

Built-in eaves storage and timber doors add to the character and practicality of the space. Family shower room: A separate shower room serving the first floor, fitted with a shower, basin and WC.

The room provides useful additional bathroom provision for the bedrooms and is finished in a clean, contemporary style while retaining the exposed timber character seen throughout the floor.

Annexe Kitchen/living/dining room: A spacious open-plan kitchen, living and dining room forming the heart of the annexe.

The room is arranged with a central kitchen island, fitted cabinetry, a Belfast-style sink and ample worktop space, with room for informal breakfast seating.

There is also a generous dining area and comfortable sitting space, centred around a wood-burning stove, creating a warm and sociable living environment.

High ceilings, painted beams, wall lighting and multiple windows give the room a light and characterful feel, while the direct external door provides independent access.

Bedroom 1: A well-proportioned double bedroom with a high ceiling, timber-style flooring and a feature exposed brick and panelled wall behind the bed.

The room benefits from a window bringing in natural light, with space for freestanding furniture and bedside storage. Its proportions make it well suited as a principal bedroom within the annexe.

Bedroom 2: A further double bedroom, attractively presented with a soft colour palette, high ceiling and timber-style flooring.

The room has space for a double bed and additional furniture, with natural light from the window and a characterful timber door adding to the overall charm.

Bedroom 3: A smaller bedroom, ideal as a single bedroom, child’s room, guest room or study.

The room includes timber-style flooring, a window for natural light and space for freestanding furniture, offering useful flexibility depending on the occupier’s requirements.

Shower room: A smart shower room fitted with a large walk-in shower, twin wash hand basins and WC.

The room is finished in a clean, contemporary style with pale flooring, wall panelling and a large mirror, creating a bright and practical bathroom space serving the annexe bedrooms.

Boilet/plant room: A useful boiler/plant room is positioned to the rear of the annexe, providing dedicated space for services and plant equipment.

It is accessed separately from the bedroom accommodation and offers a practical ancillary area away from the main living space.

Garden/outside area: The property is approached over a broad gravel driveway, providing a generous arrival area with ample parking and turning space.

The front elevation is particularly attractive, with mellow stone elevations, timber-framed detailing, a tiled roof and a central entrance creating a strong sense of character and presence.

Mature trees and established planting frame the approach, giving the property a private and tucked-away feel.

To the rear, the gardens open out into expansive level lawns, bordered by mature trees, hedging and established woodland screening.

Immediately adjoining the house are paved and terrace areas, ideal for outdoor seating, dining and entertaining, with direct access from the principal reception spaces.

The gardens have a wonderful sense of space and privacy, with long views across the surrounding countryside and adjoining paddocks.

A swimming pool is positioned within the grounds, set slightly away from the house and surrounded by contemporary decking.

This creates a superb leisure area for the summer months, while still enjoying open views back towards the house and across the gardens.

Beyond the formal lawns, the grounds extend towards open meadow and paddock land, enclosed by post-and-rail fencing and mature boundaries.

The outlook is especially appealing, with rolling countryside, woodland and open fields providing a peaceful rural backdrop.

There is also a natural pond set within the grounds, surrounded by grass banks, reeds and mature trees, adding further charm and biodiversity to the setting.

Overall, the outside space offers an excellent balance of formal gardens, entertaining areas, leisure facilities and open countryside, creating a highly attractive private setting.

Agents note: Please note that these details have been prepared as a general guide and do not form part of a contract.

We have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Room sizes are approximate and should not be relied upon.

Any verbal statements or information given about this property, again, should not be relied on and should not form part of a contract or agreement to purchase.