Ellenwhorne Lane, Staplecross, Robertsbridge, TN32

GUIDE PRICE: �1,900,000 � 33.9 acre farm / fabulous equestrian property with extensive facilities located in a quiet rural setting with far reaching views. (Land measurements to be verified) � Comprises of a main farmhouse and a staff cottage and numerous outbuildings � Excellent redevelopment potential subject to planning � 22,967 square feet of outbuildings � Indoor riding arena 9.321 square feet � 38 loose boxes / stables in total. � Large detached hay barn of 2,817 square feet � Further detached barn with staff bungalow, office, two loose boxes and storeroom (staff bungalow comprises of a kitchen / living room / diner and double bedroom) measuring 3,483 square feet � Detached building with 24 stable complex measuring 3,321 square feet � Detached building with 9 stable complex measuring 1,716 square feet � Old water tower building on two floors ideal for conversion into a holiday letting unit subject to planning � Further detached office building 192 square feet � Outbuilding with store, tack room, feed room and W/C measuring 1,295 square feet � Horse exerciser � Horse solarium � Petting zoo area � Woodland area � Detached five double bedroomed character house with large garden and adjoining grazing paddocks. � Presently allotted 3 acres of grazing paddocks with gated road frontage onto a quiet country lane and available without the farm for guide �825,000 � Also located off a quiet country lane � Beautiful rural setting � Only 3 miles from Robertsbridge mainline train station, making this property perfect for London buyers. � Potential for stables and menage to be created subject to planning. � Generous gardens and private driveway with potential for garages to be built subject to planning. � Main house has an air source heat pump, solar panels and double-glazed windows, also with the added benefit of inglenook fireplaces and wood burners, making this property very up to date with modern heating and adaptable energy options. � Many internal character features, including exposed beams and wonderful wooden floors, as well as inglenook fireplaces and old wooden doors. � Two reception halls � Cloakroom � Sitting room � Formal dining room � Study � Kitchen / breakfast room � Utility room � Cellar � First floor galleried landing � Five double bedrooms arranged the first and second floors � Ensuite bathroom to bedroom one � Family shower room � Potential to extend subject to planning DESCRIPTION: A rare opportunity to purchase a farm / large equestrian property with extensive livery complex and equine facilities with associated grazing land of approximately 33.9 acres (to be verified). This farm also comes with a detached 5 bedroomed character house, as well as a vast amount of outbuildings which total approximately 22,967 square feet. The numerous outbuildings comprise of a large hay barn, an impressive indoor / covered riding school, three main stable complexes, as well as a further large barn with a staff bungalow and further loose boxes and office. There is an additional building with a tack room, feed room and equipment room that includes a W/C. There are also building structure remains of an old Oast building and a further separate two storey water tower building which could be ideal for conversion into a holiday letting unit subject to planning. There is also a horse walker a horse solarium and an abundance of associated equine buildings that can provide up to 38 plus loose boxes / stables, in tack rooms, equipment rooms and offices. The property has been used as a horse and animal charity and has a petting zoo area and a ride in the wooded area. The bungalow incorporated adjoining one of the barns serves as a staff property and has a bedroom and lounge kitchen. The old Oast and the water tower could be converted and used possibly as holiday letting units subject to planning. All of the land is predominantly undulating grazing land. The buildings could perhaps obtain planning for different uses subject to planning, including perhaps for holiday lettings, or other agricultural commercial opportunities In addition, there is a detached character farmhouse, which can currently be purchased with just 3 acres and excluding the main farm buildings and land. The current guide price for just the farmhouse is �825,000 and comprises of an attractive detached three storey character 5 double bedroomed house with gardens and approximately 3 acres of grazing paddocks adjoining the property. In addition, these paddocks also have a gated road frontage directly onto the quiet country lane. (There is a footpath going across the 3 acre paddock) The main house has the benefit of double-glazed windows being fitted, as well as a recently fitted air source heat pump and solar panels. Internally the property has a host of character features, including exposed wooden floors, wonderful high level beamed ceilings to the ground and first floors, as well as beamed vaulted ceilings to the second floor. There also inglenook fireplaces and character wooden doors, as well as an attractive galleried landing. The accommodation is quite generous overall with a front entrance hall, a further side entrance hall, a formal dining room, a sitting room, a study, a cloakroom, a kitchen / breakfast room, a utility room, a cellar, a first-floor landing, an ensuite bathroom to bedroom one, as further family shower room, a total of five double bedrooms. Outside the property has a driveway and scope for planning to be granted for a detached garage complex, as well as for stables and menage in the adjoining paddocks. LOCATION: Situated off a quiet country lane and being in a beautiful rural setting, set within its own gardens and with its own adjoining 3 acres of grazing paddocks. This property is also within 3 miles of Robertsbridge mainline train station, making this property ideal for London commuters. There are numerous local country towns and villages providing excellent shopping and leisure facilities. Riding and walking are just two of the main easy leisure aspects of this property. Furthermore, there are wonderful historical places to visit nearby, including Bodiam Castle. Depending upon educational requirements, there are a whole host of schools to choose from, with excellent state and private on hand nearby, including Vinehall, and Battle Abbey to name just a few. ACCOMMODATION: Character front door opening into the front reception hall. FRONT RECEPTION HALL: Comprising of a coved ceiling radiator, window with aspect to front, door to cellar, further doors leading to a sitting room and kitchen / breakfast room, in addition to a staircase leading off up to the first-floor accommodation. SITTING ROOM: Comprising of wonderful exposed wooden floors, attractive high level beamed ceiling, feature inglenook fireplace with a fitted wood burner, bay window with aspect to the front gardens, door to the adjoining dining room. DINING ROOM: Comprising of attractive high level beamed ceilings, tiled floor, double glazed windows and doors with aspect of the side garden, radiator, beamed walls, half beamed wall section and doorway leading to the side reception hall, further door leading to an adjoining study. STUDY: Comprising of a high-level beamed ceiling and being a double aspect room with a radiator, exposed beams to walls, windows with aspect to side and rear gardens. SIDE RECEPTION HALL: Approached from outside side garden as well as from the kitchen / breakfast room and the dining room, with attractive high level beamed ceiling, radiator, double glazed window with aspect to side garden, double glazed door to outside, tiled floor, corner located wood burner, door to cloakroom. CLOAKROOM: Comprising of a W/C, a wash basin with a number of vanity units, tiled floor, tiled wall, downlights, double glazed window with aspect to rear garden. KITCHEN / BREAKFAST ROOM: Comprising of a range of cottage style cupboard and base units with worksurfaces over, inset butlers sink unit, mixer tap, space for dishwasher, space for cooking range with brick inglenook surround and beam over, beamed ceiling, tiled surrounds, tiled floor, double glazed window with aspect to rear garden, door to utility room, breakfast room area with beamed ceiling, beamed and part brick walls, bay window with aspect over the front garden. UTILITY ROOM / PLANT ROOM: Comprising of spaces for dryer and washing machine, beamed ceiling, new air source heat system, window to outside. FIRST FLOOR ACCOMMODATION: Stairs from the front reception hall leading to the first-floor landing. FIRST FLOOR LANDING: Comprising of a galleried area with attractive beams to wall, radiator, window with views over the front gardens, doors leading off to bedrooms 1,2 & 3, as well as to the family shower room, in addition to an additional staircase leading off to bedrooms 4 & 5. BEDROOM ONE WITH ENSUITE BATHROOM: Comprising of a double sized bedroom, radiator, window with aspect to the front gardens, door to the ensuite bathroom. ENSUITE BATHROOM TO BEDROOM ONE: Comprising of a fitted bath, W/C, pedestal wash basin, tiled walls, radiator, window. BEDROOM TWO: A double sized bedroom and double aspect, radiator, with exposed beams to walls, window with aspect to front and side gardens. BEDROOM THREE: A smaller sized double sized room radiator, fitted cupboard, window with aspect to rear gardens. FAMILY SHOWER ROOM: Corner shower with glazed doors, pedestal wash basin, radiator, exposed beams, wooden floor, W/C, double glazed window, vanity cupboards. SECOND STAIRCASE WHICH SPLITS INTO TWO LAEADING TO BEDROOMS FOUR AND FIVE: BEDROOM FOUR: A double sized room with beamed vaulted ceilings, radiator, wardrobe cupboard, window with views. BEDROOM FIVE: A double sized room with a vaulted beamed ceiling, radiator, wardrobe cupboard, window with views. OUTSIDE: The property has mature gardens around the house, as well as circa 3.5 acres of grazing paddocks attached and also with benefitting in turn by its own gated road fronted access. There is also a driveway to the front of the property providing parking for number of vehicles. FRONT GARDEN: This is predominantly laid to lawns with mature hedging to sides and a number of specimen trees. DRIVEWAY: This is comprised of a hard compacted scalping driveway surface with parking and turning area. There is also ample space to build a detached garage complex subject to planning. SIDE GARDEN: This is arranged also as lawn, which then has steps leading down to a sun terrace that backs onto the dining room French doors. REAR GARDEN: Arranged as a hard concrete surface with fencing around. GRAZING PADDOCKS: Comprising of circa 3 acres and with mature hedging to all sides and a wide gated access leading to the country lane. There is also potential to obtain planning permission for stables is required. In the meantime, there is the option to have mobile field shelters. AGENTS NOTE: Please note that these details have been prepared as a general guide and do not form part of a contract. We have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Room sizes are approximate and should not be relied upon. Any verbal statements or information given about this property, again, should not be relied on and should not form part of a contract or agreement to purchase. EPC: E Council Tax Band: G