HURSTWOOD PADDOCKS, Shirley Grove 15a, Tunbridge Wells, TN4 8TL

Totally unique and very well located equestrian family home with 3.23 acres (*tbv) of pasture/gardens, including a self contained stable yard plus 20m x 40m riding arena (sand/rubber surface), tack room, tractor store, feed room & hay store with power/water connected to whole.

Occupying a truly unique semi-rural location situated on the fringes of Tunbridge Wells in a popular residential area, the property is a short walk from local shops/amenities and bus routes - ideal for those wanting easy access to excellent schooling & rail commuting to London.

The house itself is situated at the end of a cul-de-sac of properties with off road parking and parking in front of a separate garage.

Although attached on one aspect, the property gives the feeling of being a detached, with landscaped gardens on three sides giving much privacy including elevated views over the paddocks and Hurst Wood etc.

For vehicle access to the stable yard and outbuildings there is a separate shared driveway leading from a private track to the rear which also leads to extensive hacking on common land and bridleways (close to Toll Rides).

Accommodation (refer to the floor plan)-modern 'Mereway' kitchen, granite work surfaces, ceramic tiled floor.

The dual aspect sitting room provides views of the paddocks and gardens, together with an open fire and double sliding doors leading to the garden.

Additionally, there is a versatile area off the sitting room which can be used as a dining room with white oak Amtico flooring. Ground floor WC cloakroom and Home Office.

First floor there is a dual aspect principal bedroom with white oak Amtico flooring, fitted modern ensuite shower room, family shower room, both with 'Aqualisa' power showers, two further good-sized double bedrooms each with white oak 'Amtico' flooring, all upstairs bedrooms enjoy elevated views over the pastureland / wood land.eip.

Equestrian Facilities It is not often you find a stable yard and riding arena in a residential area with access to so many Grammar Schools.

Stable yard - well kept and maintained with power and water laid on and set on concrete with hard standing areas. Rear access for riding out and also vehicles.

Pedestrian access from the house through the main garden area along the side of the outdoor riding arena and to the stables 4x stables (x2 stabs in one block and x2 in the other main block) although an additional stale could be added in lieu of the feed room.

Corner tack room. Separate hay store / workshop. Location & Area Awareness Tunbridge Wells is home to a number of well-regarded schools the closest being Rusthall St Paul's and Speldhurst Primary.

Nearby secondary schools include Skinners Grammar School, Tunbridge Wells Boys Grammar & Tunbridge Wells Girls Grammar, (twggs).

Aside from the Grammar schools, there are a number of other choices including the Bennett Memorial Diocesan School, St Gregory's Catholic School and the Skinners Academy, and a good range of private Schools.

The house is well situated for a range of shops and services close by with many of the well-known high street retailers in the Royal Victoria Place Shopping Centre as well as the more individual independent shops and restaurateurs in both Tunbridge Wells High Street and Rusthall High Street as well as the historic Pantiles.

For leisure, Knights Park offers a multi-screen cinema complex, a bowling alley and health/fitness club for those looking for activities close by as well as a number of Parks and recreation grounds, the closest being Rusthall Common, and Southwood Road Recreation Ground, all offering a range of activities depending on your preferences.

Further facilities are available on the fringes of the town and in the surrounding countryside for a range of activities such as golf, cycling, horse riding, sailing and many others.

Rusthall is situated on the outskirts of Tunbridge Wells which offers its main line Station providing a regular service to London (to the North) and Hastings (to the South) by a frequent bus service.

The A21 gives access to the coast (to the South) and the M25 (to the North). Gatwick Airport is also within easy reach being around 25 miles away.

Material Information & Services Tenure: Freehold property type: End of terrace | property construction: Brick number & type of room/S: 3 beds / 2 bathrooms - see attached floor plans.

Parking: To the rear multiple for trailer and or horse box / To the front x2 cars plus garage.

Title number/S: K583068 (Freehold) local authority: Tunbridge Wells tax band: D EPC rating: D 64/82 - Certificate number Full ratings & advisories/estimated costs are now online at the .gov web site: Broadband: Ultrafast 1130Mb.

Average download speed of the fastest package at this postcode. Land & Grounds The whole site is 3.23 acres (*tbv).

Well stocked surrounding gardens offer elevated views over the land, patio and an attractive decked area for alfresco dining or just relaxing in a quiet spot, whilst enjoying watching the horses graze and being surrounded by nature.

The acreage and or land shown / stated on any map and or screen print for the property is *tbv – (To Be Verified), which means that the land has not been formally measured and or verified by Equus and or its sellers/clients.

A Title Plan from Land Registry will have been acquired, where available, showing the boundary and acreage.

Otherwise, an online measuring tool will have been used to ‘check’ the acreage against the Land Registry Title where possible.

Interested applicants / buyers are advised that if they have any doubts as to the plot size and wish to have verification of the titles and exact area of the entire plot/s, they will be required to make their own arrangements, at their own cost, by appointing the services of a Solicitor acting on their behalf and an accredited / qualified company who can measure the area for a compliant Land Registry Title Plan.

Helpful Website Links We recommend that you visit the local authority website pertaining to the property you are interested in buying for all the planning consents / restrictions / history and the following websites for more helpful information about the property and surrounding local area before proceeding in a purchase: | | | - | | Disclaimers 1.

Particulars: These particulars are not an offer or contract, nor part of one.

You should not rely on statements given by Equus International Property Ltd in the particulars, by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value.

Neither Equus International Property Ltd nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of Equus International Property Ltd.

2. Material Information: Please note that the material information is provided to Equus International Property Ltd by third parties and is provided here as a guide only.

While Equus International Property Ltd has taken steps to verify this information, we advise you to confirm the details of any such material information prior to any offer being submitted.

If we are informed of changes to this information by the seller or another third party, we will use reasonable endeavours to update this as soon as practical. 3.

Photos, Videos etc: The photographs, property videos and virtual viewings etc. Show only certain parts of the property as they appeared at the time they were taken.

Areas, measurements and distances given are approximate only. 4.

Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained.

A buyer must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 5.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors.

6. VAT: If applicable, the VAT position relating to the property may change without notice.

Viewing Arrangements All Viewings are strictly by Appointment with the Vendors’ Agent Equus Country & Equestrian, South East/South West T: E: W: Disclaimer: All prospective buyers view all properties for sale with Equus International Property Ltd at their own risk and neither the Agents, Joint Agents nor the Sellers take responsibility for any damage or injury however caused to themselves or personal belongings or property.

By viewing a property with Equus you accept this disclaimer.

If inspecting the outbuildings, equestrian facilities or any other building within the grounds you must wear appropriate clothing and footwear and children must be either left in the car or always supervised.

Livestock should not be touched and all gates left shut or closed after use.