Woodmans Cottage, Balcombe Green, Sedlescombe, TN33 0QL

Viewing is essential to appreciate this unlisted period cottage that offers bright accommodation with a wealth of natural exposed timbers including a minstrels gallery over the living room.

Improved and upgraded over the years, the roof has recently been replaced and fully insulated and the gas boiler upgraded.

The accommodation is versatile with three main living areas as well as a separate study. The custom made hardwood kitchen opens into a dining room with wood burning stove and views of the garden.

There is a sitting room and dual aspect living room that is partially vaulted into the minstrels gallery with an inglenook fireplace and wood burning stove.

To the first floor is an upgraded bathroom and three individual bedrooms that provide good storage with a fourth vaulted bedroom and sitting area on the second floor along with a separate bathroom.

The south facing gardens offer a good deal of privacy, having been beautifully planted together with an area of lawn.

To the front are two parking spaces and access to the garage with an additional parking space adjoining the garden.

The Accommodation Comprises Entrance Porch with stable door, panelled and glazed door through to Kitchen/Breakfast Room 25' 8" x 8' 0" (7.82m x 2.44m) widening to 9' 6" (2.90m) with flagstone flooring, having a dual aspect and fitted with a handmade range of base and wall mounted kitchen units incorporating cupboards and drawers with spaces and plumbing for appliances, integrated dishwasher and a large area of granite work surface incorporating a double Butler sink with mixer tap and etched drainer, under unit tiling and lighting.

Larder cupboard with drawers below, vegetable baskets and a wine rack.

The dining area looks out onto the rear garden and has a central wood burning stove with a wide opening through to the Living Room 13' 2" x 12' 2" (4.01m x 3.71m) Window and views of the garden, exposed ceiling timbers, central inglenook fireplace with paved hearth (not in use), oak flooring.

Study 15' 3" x 6' 7" (4.65m x 2.01m) A double aspect room with recessed lighting, oak flooring.

Drawing Room 21' 4" x 9' 4" (6.50m x 2.84m) widening to 11' 0" (3.35m) With a wealth of exposed ceiling timbers and opening into a vaulted minstrels gallery having a triple aspect with glazed door to patio, an inglenook fireplace with wood burning stove, large recess with shelving.

Inner Hallway With tiled flooring, large storage cupboards with hanging and shelving, door to WC/Utility Room 6' 0" x 4' 7" (1.83m x 1.40m) Window to side, tiled flooring, space and plumbing for a stacked washing machine and tumble dryer with a wall mounted gas fired boiler, low level wc, vanity sink unit.

First Floor Landing With stairs leading to second floor, exposed brick wall, large storage cupboard.

Bedroom 1 13' 9" x 10' 1" (4.19m x 3.07m) max, with window to front taking in views over the gardens and beyond to open countryside, large wardrobe with hanging and shelving.

Bedroom 2 9' 8" x 7' 10" (2.95m x 2.39m) Vaulted with exposed timbers, window to side, mezzanine storage.

Bathroom 1 10' 7" x 7' 8" (3.23m x 2.34m) With window taking in views over the garden and beyond, tiled floor and walls and fitted with a large shower enclosure with glazed screen, fixed and hand held shower, Geberit concealed cistern wc, large panelled bath with mixer tap and vanity sink unit with mixer tap.

Heated towel rail to side, large airing cupboard 4' 10" x 4' 6" (1.47m x 1.37m).

Bedroom 3 11' 10" x 10' 9" (3.61m x 3.28m) With window to front, brick fireplace with exposed chimney, exposed ceiling timbers.

Minstrels Gallery 4' 10" x 4' 6" (1.47m x 1.37m) Overlooking the drawing room. Second Floor Vaulted Bedroom 21' 7" x 8' 4" (6.58m x 2.54m) Having a dual aspect, part panelled with sitting room area.

Bathroom 2 9' 9" x 7' 7" (2.97m x 2.31m) With window to the side, corner panelled bath with telephone style taps, low level WC, pedestal wash hand basin.

Outside The property is approached from a private road which gives access to a block paved parking area for two vehicles with an additional section of parking and gated entrance into the garden.

The rear garden is fence and hedge enclosed offering privacy with a gated access to the additional parking area. The garden is interspersed with trees, plants and shrubs with established flower beds.

To one corner is a raised kitchen garden planter and to the side an additional area of sandstone patio with barbeque area and access to a workshop with power and light.

Garage 17' 2" x 7' 0" (5.23m x 2.13m) Up-and-over door, power and light and with storage above. A door leads into the rear courtyard. Council Tax Rother District Council Band E - £3,127.27