Coombe Shaw, Ninfield, Battle, TN33 9LQ

** SOLD PRIOR TO MARKETING ** Two bedroom semi-detached home, offering spacious and well-presented accommodation throughout, set within the highly desirable village of Ninfield.

Ninfield is a popular village within the Claverham Catchment area, also served by a number of well-regarded primary and secondary schools.

The village offers a convenience store, traditional pubs, recreational grounds, bus routes and excellent access to surrounding countryside walks.

Nearby Battle provides a historic High Street with a range of amenities and the famous Battle Abbey, while the coastal town of Bexhill-on-Sea is also within easy reach.

Mainline stations are a short drive away, providing convenient links for commuters. The property benefits from driveway parking for three vehicles.

The rear garden is well designed for both relaxation and family use, featuring a lawn, shed, fenced children’s play area, and a slabbed patio with wall-mounted pergola and retractable roof, creating an excellent outdoor entertaining space.

Side gated access is also provided.

Internally, the home is entered via a porch leading into a spacious sitting room with wood burner, wood effect flooring, feature stair lighting and useful under-stairs storage currently used as a dog area.

The sitting room flows through to a modernised kitchen with tiled flooring, under-unit lighting and side access to the garden.

An opening leads into the dining room, which enjoys wood effect flooring and French doors opening directly onto the patio and pergola seating area.

To the first floor, there is a generous principal bedroom with fitted wardrobe cupboards, a well-proportioned second bedroom offering versatility, and a good-sized family bathroom.

The property has been modernised to a tasteful standard throughout and is presented in move-in ready condition, offering a light, spacious and practical home in a sought-after village setting.

Entry - 1.14m x 1.17m (3'9 x 3'10) - Living Room - 4.47m x 4.88m (14'8 x 16') - Dining Room - 3.05m x 2.11m (10' x 6'11) - Kitchen - 3.02m x 2.64m (9'11 x 8'8) - First Floor - Landing - 1.73m x 1.80m (5'8 x 5'11) - Bedroom - 3.38m x 3.89m (11'1 x 12'9) - Bedroom - 3.68m x 2.29m (12'1 x 7'6) - Bathroom - 2.11m x 2.49m (6'11 x 8'2) - Agents Note - Council Tax Band - C 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.

Important Notice: 1. Particulars: These particulars are not an offer or contract, nor part of one.

You should not rely on statements by Rush, Witt & Wilson in the particulars or by word of mouth or in writing ("information") as being factually accurate about the property, its condition or its value.

Neither Rush, Witt & Wilson 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 the agents, seller(s) or lessor(s).

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Areas, measurements and distances given are approximate only. 3.

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 or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4.

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