Battle Road, DALLINGTON, TN21 9LQ

Occupying a wonderful position within the High Weald this attractive Grade II listed 17th Century farmhouse enjoys a southerly aspect and lovely views.

The property offers a combination of period features with later additions and the benefit of improved levels of insulation.

The farmhouse has been sympathetically extended over the years with a wealth of exposed timbers and surprisingly good ceiling height.

The two principle reception rooms enjoy views across the gardens and each is centred around an inglenook fireplace with a wood burning stove.

The kitchen has a traditional farmhouse feel with bespoke cabinets, a Rayburn and a range of freestanding units that are available via separate negotiation.

The first floor accommodation is particularly versatile with two separate staircases, the principle bedroom is vaulted and enjoys an en-suite bathroom together with attractive views.

There are three further bedrooms as well as a useful mezzanine/attic space. The bathrooms have been finished to a high standard with marble tiling.

The formal gardens are private providing attractive paved entertaining areas that look over the landscaped garden that includes a small orchard and children's play area.

At the front of the house is a double Heritage car barn which has an attached utility/boot room which is adjacent to the back door.

Beyond the formal gardens and, registered under a separate title, is a further area of approximately 2.46 acres of pasture grazing that incorporates a stunning re-constructed insulated barn.

Adjacent to the barn is a converted granary that stands elevated on traditional Statnol stones ideal as a home office.

It is thought these buildings may offer further potential subject to any necessary consent.

THE ACCOMMODATION COMPRISES   A side door to LIVING ROOM   17' 8" x 14' 1" (5.38m x 4.29m) a double aspect room with French doors opening out onto the patio and garden, central inglenook open fireplace, oak flooring throughout KITCHEN/DINING ROOM   21' 9" x 15' 5" (6.63m x 4.70m) a double aspect room with slate flooring, original sandstone wall and fitted range of freestanding oak units, fitted double drawer, fridge and maple working surfaces, a double farmhouse ceramic sink and Rayburn, available by separate negotiation.

SITTING ROOM   17' 0" x 16' 8" (5.18m x 5.08m) a dual aspect room with glazed door to patio, impressive brick and stone inglenook fireplace with wood burning stove, recess storage to side with oak flooring.

INNER HALLWAY 1   with secondary staircase to first floor.

CLOAKROOM/SHOWER ROOM   7' 6" x 4' 10" (2.29m x 1.47m) plus 4' 3" x 2' 10" (1.30m x 0.86m) L shaped, fully limestone tiled floor and walls, fitted with a low level wc, wash hand basin, shower enclosure, heated towel rail.

FIRST FLOOR LANDING   9' 2" x 8' 6" (2.79m x 2.59m) with window to front, partially vaulted with exposed timbers.

BATHROOM   9' 6" x 7' 10" (2.90m x 2.39m) with window taking in southerly views, tiled floor and fitted with a roll top bath with centre taps, pedestal wash hand basin, close coupled wc and heated towel rail.

BEDROOM 1   12' 0" x 11' 8" (3.66m x 3.56m) with window taking in southerly views, exposed timbers and storage.

INNER HALLWAY 2   19' 5" x 5' 6" (5.92m x 1.68m) with window to front, exposed timbers and access to loft space.

BEDROOM 2   12' 0" x 9' 2" (3.66m x 2.79m) plus recess 4' 7" x 4' 2" (1.40m x 1.27m) a double aspect room.

INNER LANDING/BEDROOM   15' 5" x 12' 5" (4.70m x 3.78m) with oak flooring, windows to side and fixed ladder to SEMI-CONVERTED LOFT   19' 7" x 4' 4" (5.97m x 1.32m) vaulted with Heritage style Velux, power and light.

MAIN LANDING   Double cupboard with hanging, exposed wall timbers, partially vaulted MASTER BEDROOM   15' 3" x 11' 9" (4.65m x 3.58m) vaulted with window taking in southerly views with exposed timbers, oak flooring and door to EN-SUITE   7' 3" x 4' 3" (2.21m x 1.30m) vaulted, marble walls and fitted with a wash hand basin, low level wc and steps up to a large glazed shower enclosure with heated towel rail to side.

DOUBLE GARAGE   18' 3" x 16' 6" (5.56m x 5.03m) housing the oil fired boiler with steps leading to a STOREROOM with window to side, power and light.

UTILITY ROOM   14' 0" x 9' 5" (4.27m x 2.87m) max with tiled floor, vaulted, butler sink, space and plumbing for washing machine and tumble dryer, two large storage cupboards.

OUTSIDE   The property is approached over a gravel driveway that provides parking and turning with an enclosed garden with mature hedging. The driveway gives access to the garage.

To the side of the garage is a large LOG STORE and pathways open out to a level lawn with paved patios and a small water feature.

They incorporate some established trees, a children's play area and small orchard backing onto the paddock.

The paddock incorporates a large reconstructed oak framed barn measuring 32' 10" x 27' 0" (10.01m x 8.23m) with a 27' vaulted ceiling.

The barn has insulated walls and ceiling with vehicular access back to the lane where there is a right of way.

In addition is an insulated timber framed HOME OFFICE 13' 6" x 13' 6" (4.11m x 4.11m) with a vaulted loft area 13' 6" x 13' 6" (4.11m x 4.11m) ideal as a home office or over-spill accommodation.

To the side of the home office is a hedge enclosed kitchen garden the whole amounting to 2.46 acres. COUNCIL TAX   Rother District Council Band G £4,407.75