Rugby Road, Brighton, East Sussex, BN1

GUIDE PRICE: £950,000--£1,000,000.

ANOTHER SALE AGREED BY BRAND VAUGHAN PRESTON PARK OFFICE.

CHAIN FREE.

INTERNAL VIEWINGS AVAILABLE ON REQUEST.



With an outstanding junior school at the top of this sought after, tree-lined street, this elegant terraced four bedroom Victorian Villa radiates charm from the beautiful, landscaped garden at the front to the idyllic oasis at the back – and about 10-15 minutes from the sea, it has a secret, part covered passageway for bikes and kayaks. Inside three sunlit storeys of spacious rooms offer plenty of options if you work from home, including the double reception with central doors, whilst the social, sunny garden delivers a sophisticated al fresco lifestyle. In Preston Park, recently given a top spot in the Sunday Times Best Places to Live Guide it is ideal for professionals and families with the playgrounds and cafes of both Preston Park and Blakers Park within an 8 minute stroll (or 2 by car – same parking zone), the city centre about a 10 minute drive and Brighton’s direct trains to Gatwick and London 6 minutes by cab or 20 on foot.

On the market for the first time in 35 years, precious period features include soaring, decorative ceilings and magnificent working fireplaces in the reception, with doors to the grounds, and in the inviting breakfast room. For easy entertaining, the kitchen also opens to the fabulous garden which was specifically designed to catch a spot in the sun. There is a cloakroom on the ground floor and both a luxury bathroom and chic shower room upstairs, where all four bedrooms are comfortable doubles ready for your move. In a peaceful enclave of leafy, historic terraces which rise from the sports facilities, playground and arts events of Preston Park to the relaxed lifestyle of Fiveways Village, homes in this golden triangle do not come onto the market often and sell fast with London Road Station (for Falmer and Lewes) close by and Preston Park Station, which like Brighton serves London, 5 minutes by cab, or 25-30 on foot. London Road is at the bottom of the hill giving easy access to the international city centre or A23/27, and Ditchling Road is at the top, which takes you to the historic heart of Brighton and its beaches or to the South Downs National Park.


Style Late Victorian/Early Edwardian villa
Type 4 1st floor double bedrooms, 2 bathrooms + cloakroom, reception and living room with central doors, breakfast room, kitchen
Area Preston Park CA
Floor Area 1729 sq. ft.
Garden Large landscaped garden to the rear, spacious front garden
Parking Permit zone J
Council Tax Band E

Why you’ll like it:
Quiet, convenient and leafy, this is one of the most popular conservation areas in our coastal city, offering the best of both Fiveways and Preston Park. With a café and market selling fresh produce around the corner and ample amenities including restaurants, convenience stores and a cinema nearby, there is plentiful permit parking with no waiting list which extends to the playground, café and sports facilities of Preston and Blakers Park (if you don’t want to walk), the village shops at Fiveways and the playground and paddling pool of the Level at the foot of the vibrant North Laine. Bus routes give older children independence, (although they could easily walk to the centre as well as to the local, good secondary schools and 6th form college), so people tend to stay until their children fly the nest which brings a nice sense of community.

The Approach and the Entrance Hall:
Outside the beguiling front garden was created by its garden designer owner and is screened from the avenue by mature planting. There is a discreet west facing seating area surrounded by scent, and a gated passageway original to the house for deliveries, is still tucked out of sight but is now about 2/3rds covered along its length for secure storage of bikes and boards. Statuesque, this grand house has great kerb appeal where a sheltering porch has an art nouveaux influence and energy efficient windows in the unusually generous bays are in keeping with the age of the building.

Inside, the lobby has the original, broad door, the ceiling is high and period finials remain, whilst the sanded floorboards underfoot ensure a fuss free flow and continue into a sun-filled double depth reception which leads to the garden.

The Reception and Living Room:
A timeless beauty spanning 4.92m x 4.33m (16’2 x 14’2), this formal reception has ample space to share and blends elegant period proportion with a classic finish. With an unusually broad bay almost filling the southeast wall it is full of sunlight and the ceiling, which soars to approx. 3 meters overhead, is decorative. Custom made cabinets in keeping with the age of the house are downlit and the magnificent, cast iron fireplace has a flame effect gas fire set within it. Tall central doors keep options open whilst entertaining and reveal the splendid living room, which can also be reached via the entrance hall.

With 5.30m x 3.64m (17’5 x 11’11) there is room for the family to come together for work, rest or play and French doors set into a wall of glass frame the restful garden and lead to a secluded seating area beneath a waving palm. Inside, this inviting space also enjoys an original fireplace and hand decorated ceiling.

The Kitchen/Breakfast Room and Garden:
Along the hallway past under stair storage, an inner lobby has the door to the side passage and store on one side and a smart guest cloakroom on the other.

Ahead, and all about enjoying friends and family, sunshine streams through a cheerful breakfast room which is connected to the kitchen area by an open arch. Full of character, it is welcoming at any time of year as the fabulous, art nouveaux fireplace has a clean gas fire.

Skilfully extended to create a dream space which works well for everyday but is also perfect for parties, the kitchen area is lined with windows –including a glamorous skylight and a door to the garden is tucked safely away from the working area. Well planned with lots of storage and practical working surfaces, there is an integrated dishwasher, plumbing for a washing machine, designated space for a fridge freezer between the kitchen and the breakfast room, and the steel Britannia multi-fuel range could stay, subject to circumstance.

A secret retreat, the spacious garden is designed to catch the sun as it travels across the top of the house in high summer. Child and pet secure it is a tranquil haven surrounded by other gardens where it is easy to forget just how central this location is. Subtle tiers which look like waves offer different textures and are surrounded by mature planting chosen for privacy and scent as well as providing herbs and fruit for the table. Ingenious design includes spaces for sun and for cool shade, and raised beds segue into extra seating for guests – or more surfaces for plants which are happier in pots.

The Guest Room, Luxury Bathroom and Three of the First Floor Family Bedrooms:
Up a staircase where windows are adorned by some original glass, the landing has discreet bookshelves and the first of the quiet double bedrooms is light and airy with a rare bay at the back to bring in a sea of gardens below. A candidate for a home office, it is also ideal for guests, teenagers or an au pair with fitted wardrobes in place and on the first landing, the occupants can come and go without disturbing the main bedrooms - and the plus is that it is next to the luxury bathroom where the subtle commitment to style continues; Private with natural light you can bathe in glory or use the wand on the bath, a hand basin has a sleek vanity unit beneath it and a lit mirror above which also tells the time, and there is a warming rail for towels.

Up a few steps beneath access to a large attic, the second double bedroom has plenty of light and space of its own with a fitted wardrobe in one alcove, and with open leafy views it is a happy refuge which is not overlooked. At the front of the house with a vast, almost floor to ceiling window to embrace the Sussex sun, the third family room is a delight. Currently a home office with space to share (4.13m x2.57m or 13’7 x8’5) this could also be a wonderful nursery.

The Principal, 4th Bedroom and Shower Room:
Shimmering in designer paper, the romantic principal bedroom spreads its wings over 4.92m x 3.93m (16’2 x 12’11) where you can wind down in peace. With the serene proportions only a period home can deliver, there is a window seat (and storage) beneath the statuesque bay where you can relax in the sun and enjoy the birdsong from treetop which is nearby but doesn’t block the light. On each side of a handsome fireplace, twin double wardrobes provide all the sophisticated clothes space you could dream of and they match the fitted headboard and bedside tables. Across the hallway, a chic shower room has a high end finish, so it is all good to go and you won’t need to change a thing.

Agent Says:
“Ideal for professionals and/or a growing family close to schools, parks, the city centre and Brighton Station’s direct trains to London, houses here sell fast. With big, bright rooms and a social focus, especially in the garden created by its designer owner, this home delivers a subtle luxury lifestyle, and sensitively updated over the last 35 years, it is ready to move into.”

Owner’s secret:
“We fell in love with the light which streams through the house all day from three sides. It has beautiful proportions and original features in every room, and the layout gave us flexible options as the family grew, and there was always room for us to enjoy friends and family together, although the teenagers also had separate space on the ground floor to enjoy their friends…and their own musical taste! The garden is secluded but large enough for spots in the sun especially in high summer, when we spend most of our time outside! There’s a great community and we have street parties here, and we also have a local café and fresh local produce in Florence Road Market around the corner. The al fresco cafés and shops, including local supermarkets at Preston Park and Fiveways are within easy reach, (we as a family always walk everywhere, including to the beach), and although the road is convenient for the city, a choice of stations and both London and Ditchling Roads, it is quiet at night.”

Where it is:
Shops: Local including pharmacy 5 mins on foot, Preston Park, Preston Circus (with cinema) 4 mins drive. Preston Park Village and Fiveways within 2-4 min radius by car (same zone)
Train Station: London Road 3 car, 6 walk, Brighton Station 6 cab, 20-22 walk, Preston Park 5 cab, 25-30 walk
Seafront or Park: Preston Park & Blakers Park 8 on foot, 1-2 by car, sea about 10 by car
Closest schools:
Primary: Downs Junior, Downs Infant, Balfour
Secondary: Varndean, Dorothy Stringer
Sixth Form: Varndean 6th Form, BHASVIC, BIM, MET
Private: Brighton & Hove Montessori, Windlesham, Lancing Prep, Brighton Girls, Brighton College, Lancing

Ideal for those needing access to the universities, airports and London as Preston Park Station is a 5 minute drive, Brighton mainline is 6, and London Road Station is a 6 minute walk, Preston Park is a favourite location known for its independent friendly shops, cafés, small supermarkets and gastro pubs. Between family friendly Blakers Park and the expansive leafy acreage and sports facilities of Preston Park -which both host events during our legendary festivals- local schools are good or outstanding and within easy reach, and the National Park bordered by beaches is just a short drive– so a healthy lifestyle beckons! The vibrant arts venues, international restaurants and cosmopolitan shopping of the city are all quick to get to by bus or by cab and for those who need a car, there’s swift access to the A23/A27 and Zone J has no waiting list.