Nellington Road, Rusthall, TN4

THE PROPERTY

APPROXIMATE GROSS INTERNAL AREA: 1172 Sq Ft / 108.9 Sq M

Guide Price �550,000 - �575,000 Kings Estates are pleased to present this beautifully presented, light and airy two-bedroom ground-floor apartment suitable for independent living in Muskerry Court, Rusthall, Featuring spacious living areas, a private south-facing courtyard garden, and a garage, this charming property offers comfort and convenience in a tranquil setting.

As you enter the apartment, you are welcomed by a generously proportioned entrance hall featuring built-in storage, a video entry system, and a coved ceiling with fitted carpet.

The living room boasts a triple aspect with sealed unit double glazed windows, providing plenty of natural light. This space seamlessly flows into the dining room, which offers access to the courtyard garden through double doors. The adjacent sunroom, with triple aspect windows and direct garden access, is perfect for enjoying the outdoors from the comfort of your home.

The well-equipped kitchen includes matching wall and base units, a range of integrated appliances such as a BOSCH electric oven and microwave, a ceramic hob, and a dishwasher.

The main bedroom features a built-in wardrobe, an ensuite bathroom with a modern suite, and ample storage.

The second bedroom also includes built-in wardrobes and easy access to the separate shower room with an Aqualisa power shower.

OUTSIDE

PRIVATE SOUTH-FACING COURTYARD GARDEN Enclosed and extends to the side and rear of the apartment. There are paved areas providing space for seating and entertaining with well stocked shrub beds to its borders and outside cold water tap.

COMMUNAL GROUNDS Residents of Muskerry Court have use of the well tended and landscaped grounds.

GARAGE Located close to the property itself. Single garage with automatic door and power and light connected.

OTHER INFORMATION

Age Restriction - Under a planning requirement occupation is restricted to people over the age of 55 years, and / or a person who is registered as disabled under the Chronically Sick and Disabled Persons Act 1970.

Lease - 150 years from 2001

Service & Maintenance Charge - Approximately �8,712 per annum. This covers the maintenance for the grounds and buildings, including building insurance, water rates, use of the laundry, minibus for taking residents on local shopping and day trips, communal lighting and the collection of refuse.

Ground Rent - Peppercorn

Council Tax Band - B - Tunbridge Wells Borough Council

We advise all interested purchasers to contact their legal advisor and seek confirmation of these figures/information prior to an exchange of contracts.

THE LOCATION

Properties at Muskerry Court are set in a classical English Parkland setting towards the edge of the village. Drawing on architectural inspiration provided in Royal Tunbridge Wells by Decimus Burton, Muskerry Court comprises a mixture of cottages and apartments set around a central courtyard garden. Like all English Courtyard properties the apartment incorporates a host of practical details designed to make life easier and more convenient as you grow older. Notable features include a personal alarm system, thermostatically controlled under floor heating and a nearby garage with automatic door. On site there is a comfortable guest suite for use by residents' visitors and there is a modern laundry room equipped with washing machines and dryers for the use of all residents. The resident Courtyard Managers ensure a high standard of grounds and building maintenance and offer neighbourly support. There is also close circuit television enhancing security.

Situated on the Western outskirts of Royal Tunbridge Wells, the village of Rusthall offers useful local shops and a medical centre.

Rusthall is part of the High Weald Area of Outstanding Natural Beauty, contributing to its scenic surroundings. Its history dates back centuries, and traditionally the village was originally associated with agriculture, developing as a residential area over the years. Local amenities include shops, pubs, and community facilities that promote a tight-knit sense of togetherness in the immediate area.

Transport and Travel

A frequent bus service run regularly in and out of the village to Tunbridge Wells. The closest train station is Tunbridge Wells which provides trains to the wider UK.

Leisure

There are many opportunities for nature walks, sports and recreation, and local markets in Rusthall. Located near a High Weald Area of Outstanding Natural Beauty, residents often take advantage of the views and take hikes. Rusthall Common is a notable green area in the village and is a prime location for relaxation and outdoor recreation.

Local pubs and caf�s can offer places to relax, catch up with friends and family, or meet new people. These establishments contribute to the community atmosphere and local scene.

Food and Drink

Rusthall has lots to choose from when it comes to finding places to eat and buy food from. It boasts an array of spots like A* Caf� or Toad Rock Retreat pub offering pleasant atmospheres, great food, and beautiful countryside surroundings. There are also local shops to get groceries, and more options in nearby towns.

Days Out

It takes around half an hour to drive to Bedgebury National Pinetum and Forest from Rusthall. This gorgeous botanical garden and 320-acre forest features hike and bike trails, a caf�, and a tree-top rope course - perfect for families looking for something to entertain everyone of all ages, and for anyone searching for a relaxing pause and break in nature.

One of the big attractions to those in Kent is Bluewater Shopping Centre, one of the largest in the UK. From Rusthall, driving there would take about 30 minutes. This is a particular draw for locals of small villages who want to spend the day on a shopping trip, before possibly indulging in a walk through the Mosaic Gallery Tunnel to a large lake with a host of different wildlife. This location is perfect for cycling, sightseeing, or picnics.

Driving just over an hour south from Rusthall could lead to a day at Camber Sands, an idyllic beach front 2 miles long with rolling sand dunes, ample parking, and watersports. Visitors have often praised the picturesque nature of Camber Sands beach, and accessibility to the connecting village of Camber, where visitors can explore and grab a bite to eat.

Or, closer to home, National Trust's Scotney Castle showcases old ruins and a Victorian mansion surrounded by woodland and parks, with trails for countryside walks and a nearby hop farm. This beautiful location is a perfect escape in all seasons, taking around 20 minutes from Rusthall to drive there.

CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008

Kings Estates (the agent) has not tested any apparatus, equipment, fixtures and fittings or services and therefore cannot verify that they are in working order or fit for purpose. A buyer is advised to obtain verification from their own solicitor or surveyor. References to the tenure of a property are based on information supplied by the vendor. Kings Estates has not had sight of the title documents. Items shown in photographs are NOT included unless specifically mentioned within the written sales particulars. They may however be available by separate negotiation, please ask us at Kings Estates. We kindly ask that all buyers check the availability of any property of ours and make an appointment to view with one of our team before embarking on any journey to see a property.