Rustall, Tunbridge Wells, TN4 8TL, United Kingdom

Offers Over £800,000

Unique and well located equestrian property in 3.3 acres which has recently undergone a significant amount of renovation by the current owners. The well organised self contained stable yard includes a professionally built 20m x 40m riding arena (sand & rubber surface) and 4 loose boxes, tack room, feed room and hay barn. The whole is connected to mains water and electricity.

This end of terrace property has 3 large bedrooms, occupies a truly unique, semi rural location and is situated on the fringes of Royal Tunbridge Wells in a popular residential area, which is only a short walk from the local village amenities and bus routes. This would be 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 the properties dedicated garage. Although attached on one aspect, the property gives the feeling of being detached, with landscaped, well stocked gardens on 3 sides, affording much privacy and elevated views over the paddocks and Hurst Wood. In addition, the property has a large, recently erected garden office with covered terrace, which has mains electricity and fast speed internet connection.

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 both Rustall and Tunbridge Wells commons and other local bridleways and Toll rides.

The property benefits from a patio and a decked area that again, have elevated views across the land. You can watch your horses grazing whilst enjoying alfresco dining or just reading a book and relaxing in a quiet spot surrounded by nature.

Location and local amenities

Tunbridge Wells is home to a number of well-regarded schools, the closest being Rustall St Paul’s and Speldhurst Primary. Nearby secondary schools include Skinners Grammar School, Tunbridge Wells Boys Grammar & Tunbridge Wells Girls Grammar. 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 restaurants in both Tunbridge Wells and Rustall 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 Rustall Common and Dunorlan Park.

Tunbridge Wells offers its main line station providing a regular service to London (to the north) and Hastings (to the south). The A21 gives access to the coast (to the south) and the M25 (to the north). Gatwick Airport is also within a 50 minute drive being around 25 miles away.

The accommodation includes a newly fitted designer ‘Mereway’ kitchen with granite work surfaces and a ceramic tiled floor. The dual aspect sitting room provides panoramic views of the paddocks and gardens, with double sliding doors leading out onto a decked area and the garden.

In addition there is a versatile area off of the sitting room which is currently being used as a home office. Ground floor features ‘white oak’ Amtico flooring throughout including within the ground floor cloakroom.

On the first floor there is a dual aspect principal bedroom which has a newly fitted ensuite shower room, with new Aqualisa power shower. There are 2 other good sized, double bedrooms and a newly renovated family bathroom with Aqualisa power shower. Two of the bedrooms enjoy panoramic views across the garden and paddocks.

Equestrian Facilities

There is direct access to the rear of the stable yard onto a private unadopted lane which the property has rights of access over, via Lower Green Road. This then leads out to hacking on the commons and bridleways via quiet lanes, which is a further key attraction to this property.

A professionally installed 20m x 40m riding arena with new post & rail fencing, has a great aspect with far reaching views of Hurst Wood.

Two stable blocks, each with 2 loose boxes, three of which are 10ft x 12ft and the other is 10ft x 10ft. Large tack room, separate feed room and storage barn for hay and wood shavings.

NB – 1 stable block is 2 years old, the other has been fully renovated with new roof and new electrics completed on the whole area.

Garden Office pod/Studio. Fully insulated with newly laid floor carpet tiles, electrics and fibre broadband connection.

The land is separated into 2 paddocks, one with field shelter with newly replaced roof. Both paddocks have been newly fenced, mainly post & rail over past 2 years.

Local hacking includes both Rustall and Tunbridge Wells Commons, Shadwell Woods, Toad Rock off road riding circuit, Toll rides available in neighbouring Speldhurst and a number of other bridleways within hacking distance.

Ashdown Forest and Broadwater Down Woods are approximately 25 minutes and 10 minutes respectively via horse box.

Land & Grounds

These are intrinsic to the enjoyment of the property. The rear private gardens are elevated, allowing views to the paddocks and include an array of mature shrubs/bushes and flowerbeds.

The rear gardens have a large patio area and an area of decking both ideal for outside dining.

There is a garden shed and steps from the main patio lead to a raised pond, large lawn area, sand school and the stable yard.