EASTHAM GRANGE FRIARS HILL GUESTLING EAST SUSSEX TN35 4EP

EASTHAM GRANGE FRIARS HILL GUESTLING EAST SUSSEX TN35 4EP

Price Guide: 675,000 Freehold A WELL PRESENTED DETACHED COUNTRY HOUSE OCCUPYING AN ELEVATED POSITION IN BEAUTIFUL LANDSCAPED GARDENS WITH FAR REACHING RURAL VIEWS. Entrance Hall Reception Hall Two Cloakrooms Drawing Room Sitting Room Dining Room Double Glazed Conservatory Farmhouse Style Kitchen with Aga Utility Room Master Bedroom Suite with Bathroom & Dressing Room Four Further Bedrooms Family Bathroom Gas Central Heating Double Garage Landscaped Gardens of Approaching a Third of an Acre The property is set back from the lane and is located in an elevated position with far reaching rural views to the side and rear across undulating countryside. Within approximately one mile is Guestling Green hamlet with primary school. In the village of Pett there is a church, public house and convenience store. There is a beach between Pett Level and Winchelsea Beach. Nearby is Hastings Country Park Nature Reserve, a unique 660 acre area of maritime sandstone cliff with a cliff top area of grassland and heath, woodland, glens covered with gorse and trees, nature trails and spectacular walks. Set in the High Weald Area of Outstanding Natural Beauty, most of the park has been designated a special Area of Conservation and a Site of Special Scientific Interest.

The Ancient Town and Cinque Port of Rye is 12 miles and is famed for its historical associations, period architecture, medieval fortifications and cobbled ways. The town offers a range of local shops, restaurants and train services on the Brighton to Ashford branch line with fast connections to London (37 minutes) and the Continent. Westward is Hastings (2 miles) with its seafront promenade, Old Town and Priory Meadow shopping centre. From the town there is a direct rail service to London Charing Cross. Hastings offers a wide range of schools including Helenswood Performing Arts College for girls, William Parker Sports College and two new and independently run Academies. In the private sector, there is Buckswood School at Guestling and Battle Abbey. A well presented detached two storey country house of colour washed rendered and tile hung external elevations with ground floor bay windows to the main reception rooms and first floor oriel windows above all beneath a pitched peg tiled roof. Internal features include moulded skirtings and door surrounds, panelled doors, plaster coving and some dado rails. The principal drawing room and dining room are both double aspect with glazed double doors opening into the conservatory. Interconnecting wood panelled double doors fold back to make one large entertaining area. The property benefits from a southerly and easterly aspect with views to the side and rear over adjoining farmland. A panelled front door opens into an entrance hall with a clay tiled roof and a coved ceiling, off of which is a cloaks cupboard and a cloakroom comprising a low level WC and wash basin. The reception hall has a leaded light window to the side and a central staircase with pitched pine moulded balustrade, together with a below stairs cupboard. To the rear section is a second cloakroom with a white suite comprising a low level WC and pedestal wash hand basin. The well proportioned, double aspect dining room has moulded cornicing, a large bay window with full height glazed side windows and glazed double doors opening into the conservatory. Wood panelled double doors open through to the drawing room, which again is double aspect with a side bay window with easterly views and a further bay with glazed doors to the conservatory. The room features a fine 19 th century fireplace with marble outer surround and overmantle. The modern double glazed Victorian style conservatory has a tiled floor and double doors out to the rear garden. The farmhouse style kitchen and breakfast room, which has a beamed ceiling, has a four oven Aga and two principal areas of roll top work surface with an inset sink unit, tiled surrounds with inset hand painted floral tiles and a range of matching raised panelled Shaker style floor and wall cupboards incorporating drawers, display shelves with moulded cornicing, below counter space and

plumbing for a dishwasher, washing machine and an integrated fridge. Electric cooker with hood. A double glazed side door leads to the garden. Adjoining is a practical utility room and a door to the outside. Butler sink and broom cupboard. On the first floor, the master bedroom suite comprises a double aspect bedroom with a bay window with Gothic style window fenestration and a range of fitted raised wardrobe cupboards. Adjacent is a dressing room with a linen cupboard and hot water cylinder. Hatch to roof space. En-suite bathroom with white fitments comprising a panelled bath and a wall mounted shower, close coupled WC and twin oval wash basins set into work surface with a panelled cupboard beneath. Bedroom 2 overlooks the garden and has a built-in cupboard. Hatch to roof space. Built in cupboard and seat with cupboards. Bedroom 3 is a double aspect room with an oriel window with seat and cupboard beneath. Built in cupboard. Bedroom 4 enjoys rural views and has a hatch to the roof space. Bedroom 5 has a built-in storage cupboard. Outside: Eastham Grange is approached by a part shared entrance and the property's own driveway from Friars Hill leading to a gravelled turning circle with centre flower bed with hydrangeas providing off road parking for several vehicles and leading to a detached double garage with storage above. The main elevation of the property is to the rear with views down the garden and countryside to one side. The principal area of garden is set down to lawn with serpentine edges on one side of a traditional mixed border with specimen trees and a raised decked terrace with a pergola, while on the other a rose bed with a paved sun terrace and evergreens including laurel, rhododendron and camellias. At the end of the lawn is a stone wall with inset flower beds and an arbour with steps down to lower paved terrace with an area of ornamental water. To the far end is a vegetable garden with potting sheds. Brick barbeque. Directions: Leave Rye in a westerly direction along the A259 and after approximately 2 miles turn left signposted Winchelsea Beach. Continue through Winchelsea Beach and onto Pett Level passing the Smugglers Pub on your left and then turn right signposted Pett Village. Proceed up Chick Hill and proceed through Pett Village continuing out of the village and up Friars Hill where the property will be found after approximately 3/4 mile on the right hand side set back from the lane. Agents Note: In accordance with The Estate Agents Act 1979, we advise that the vendor is a "connected person" as defined by the act.

APPROX. GROSS INTERNAL FLOOR AREA 3282 SQ FT 305 SQ METRES (INCLUDES DETACHED GARAGE) Garage 24' (7.32) x 16'11 (5.16) Utility 11' (3.35) max x 10'9 (3.28) max Up Sitting Room 11'1 (3.38) x 9' (2.74) Kitchen 14'4 (4.37) min x 9' (2.74) Bedroom 4 / Study 11'4 (3.35) x 10'10 (3.30) max Down Bedroom 5 9'1 (2.77) x 7'9 (2.36) Dining Room 20'4 (8.20) x 15'4 (4.67) intp bay Drawing Room 22'9 (6.93) x 15'4 (4.67) into bay Bedroom 3 14'8 (4.47) into bay x 14'7 (4.45) Bedroom 2 14'8 (4.47) into bay x 14'4 (4.37) Bedroom 1 16'4 (4.98) into bay x 15'4 (4.67) FIRST FLOOR Conservatory 40'11 (12.47) x 14'6 (4.42) GROUND FLOOR Copyright nichecom.co.uk 2012 Produced for Phillips & Stubbs REF : 257684 SECOND FLOOR Whilst every attempt has been made to ensure the accuracy of the floor plan contained here, measurements of doors, windows and rooms are approximate and no responsibility is taken for any error, omission or misstatement. These plans are for representation purposes only as defined by RICS Code of Measuring Practice and should be used as such by any prospective purchaser. Specifically no guarantee is given on the total square footage of the property if quoted on this plan. Any figure given is for initial guidance only and should not be relied on as a basis of valuation.

47/49 Cinque Ports Street, Rye, East Sussex, TN31 7AN 01797 227338 rye@phillipsandstubbs.co.uk Important notice 1. These particulars have been provided in good faith and, whilst we endeavour to make them accurate and reliable, if there are any points of particular importance to you please contact our office and we will make further enquiries on your behalf. Descriptions of the property are subjective and are used as an opinion not a statement of fact. These particulars do not form part of any offer or contract. 2. Any areas, measurements or distances are approximate 3. The text, photographs and plans are for guidance only and are not necessarily comprehensive. 4. It should not be assumed that the property has all necessary planning, building regulation or other consents regarding alterations. 5. Phillips and Stubbs have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 6. All contents, fixtures, fittings and electrical appliances are expressly excluded from the sale unless specifically mentioned in the text of the sales particulars. 7. A wide angle lens has been used in the photography. P370 phillipsandstubbs.co.uk