Battle Road, Robertsbridge, TN32 5JG

**Guide Price £800,000-£875,000** An attractive detached house of character, together with an excellent self-contained ground floor annexe, range of equestrian facilities and grounds of about 2.2 acres.

Browns Farmhouse is an attractive detached house of character offering around 2,128 square feet of flexible and versatile accommodation together with an excellent attached ground floor self-contained annexe.

The elevations are of painted brick and part tile hung beneath a tiled roof. There is electric central heating and sealed unit double glazed windows.

The main features of the property include: • The front door opens into the entrance hall/porch, a generous area with space for coats and boots, with a wooden floor.

• A panelled door leads through to the dining room with an attractive wooden floor and a stone fireplace (not in use) with wooden mantelpiece.

There is a recessed area with a range of fitted bookshelves and an additional painted brick niche.

• Two steps from the dining room lead down to the sitting room with attractive wooden flooring, stone fireplace and chimney breast with stone hearth and a fitted log burner.

Glazed double doors open to the garden.

• The kitchen is opposite the sitting room and is well-appointed with a range of painted wooden wall and base units with co-ordinating worktops incorporating a butler sink with mixer taps, an Electrolux induction hob with overhead extractor and Electrolux double oven.

A separate area is plumbed for dishwasher and washing machine and has additional storage cupboards. A further cupboard currently houses the tumble dryer.

• Small boot room with door to the garden and a sliding door to the cloakroom with WC, wash basin in vanity unit, tiled walls and wooden flooring.

• The study/bedroom 4 has wooden flooring and has a range of fitted bookshelves with storage below, window overlooking the front garden.

Although currently used as a study it could comfortably serve as a fourth bedroom.

• An easy rise staircase leads to the first-floor landing with a linen cupboard and a cupboard housing the water tank. Hatch access to the loft area.

• The principal bedroom is double aspect overlooking the front garden and towards the stable block and countryside beyond. Walk-in wardrobe cupboard.

• Adjacent is the family bathroom with panelled bath with mixer taps and separate overhead shower attachment, glazed screen and tiled walls.

WC, wash basin in vanity unit with storage below, heated towel rail, wood effect flooring and tiled walls.

• Bedroom 2 is double aspect and has fitted bookshelves (this room is currently used as an office).

Bedroom 3 is more compact, with views over the paddock to the side of the house and with a fitted storage cupboard.

The Annexe This self-contained ground floor annexe comprises: • A part-glazed front door leads into the kitchen/sitting room with a fitted kitchen incorporating a 4-ring hob, sink unit with mixer taps, under-counter fridge and space for a freezer.

There are two bedrooms and a smart shower room with tiled and glazed shower cubicle, WC and wash basin.

This annexe could comfortably serve as a source of revenue if so desired or could accommodate a family member or guests. Note - The consent currently is for holiday letting only.

Outside Browns Farmhouse is approached over a private lane onto a driveway which runs alongside the stable block culminating in an area of hardstanding providing parking for several cars.

The equestrian facilities include a stable block with 5 stables and a feed/tack room and a small yard with sand school adjacent, and two paddocks, the larger of which features an extensive timber store with machinery, hay and log storage areas and a workshop behind.

To the rear of the house is an area of lawn enclosed by post and rail fence and with a raised deck, suitable for al fresco dining, and which could be allocated to the annexe.

A gate from the rear of the house leads to the enchanting woodland area which is currently home to a shepherd’s hut (not included in the sale).

There is a bridge leading to a raised section where a ladder leads to an excellent timber observation deck with wonderful views over neighbouring countryside, perfect for enjoying sunsets and a Sundowner.

In all about 2.2 acres.