Cowbeech Road, Rushlake Green

**Guide Price £2,000,000 - £2,200,000**
A delightful small farm of about 46.64 acres, comprising a Grade II Listed period farmhouse benefiting from an extensive range of modern farm buildings with potential for a variety of uses, in a rural edge of village location, together with pasture land, woodland and three ponds.

Bathurst Farmhouse is an attractive Grade II Listed period farmhouse believed to date from the 17th century with later additions. The interior has many original features including exposed timbering and inglenook fireplaces. The property is well-presented with the bathroom and shower room having been updated in recent years.
The elevations are brick, part white-painted weatherboarding and tile hung beneath a tiled roof. There is oil-fired central heating and secondary double glazing.

The main features are:
• Panelled front door to entrance hall with white-painted brick fireplace (not operational), quarry tiled floor and coat cupboard, leading through to an inner hall with staircase to first floor. Cloakroom with basin, coat hanging space, quarry tiled floor and separate WC, also with quarry tiled floor.
• The delightful drawing room has a brick inglenook fireplace with two fitted wooden seats, oak bressummer beam and Jetmaster grate, bread oven, exposed timbering, double aspect, door to the garden.
• The well-proportioned dining room has a wide inglenook fireplace with wood burner, bressummer beam marked “1695”, quarry tiled floor. Walk-in shelved china/glass cupboard. Exposed ceiling timbers.
• The study has a brick fireplace with quarry tiled mantelpiece, fitted bookshelves and built-in store cupboard. Double aspect to enjoy the views, door to the garden.
• The kitchen/breakfast room has twin glazed sinks, working surfaces with cupboards and drawers beneath, electric Rangemaster cooker in recess, fitted dresser unit, quarry tiled floor.
• The utility/boot room has plumbing for a washing machine, space for fridge/freezers, oil-fired central heating boiler, and door to the driveway.
• The first floor is approached by a staircase from the inner hall to an attractive landing with airing cupboard, eaves storage cupboard, fitted shelving and exposed timbering.
• The principal bedroom has a fireplace with oak bressummer beam, clothes cupboard to one side and two wardrobe cupboards, exposed timbers, double aspect. Recess with dressing table fitment and built-in clothes cupboard.
• Bedroom 2 is triple aspect and has a period fireplace (sealed). Bedroom 3 has further cupboards and exposed timbers. Bedroom 4 has two built-in wardrobe cupboards and good views.
• The bathroom is part-panelled and has a rolltop bath, pedestal basin, and WC, period fireplace and eaves cupboards. The shower room has a walk-in shower, basin and built-in cupboards. Separate WC.
• On the second floor, the staircase leads to the landing with built-in cupboard. Bedroom 5 has a period fireplace, wardrobe cupboards and eaves storage cupboards and southerly views. Bedroom 6 has a period fireplace. Tank room providing excellent storage space.

The Farm and Equestrian Buildings
These have the benefit of a separate entrance drive but are also within comfortable proximity to the house. They comprise two large agricultural barns, 91’ x 50 and 45.6 x 27, one with internal stabling. Former brick and tile coach house/dairy 41’6 x 34’7. It is considered this building has potential for conversion, subject to planning consent.
Further brick building 24’ x 13’4 used as a lambing shed. Timber built triple garage 28’5 x 20’3.
The excellent 40m x 20m silica sand and rubber Arena has been formed in recent years.

Gardens and Grounds
The property is approached over a gravelled tarmac drive in front of the house, which provides parking for several cars. Adjacent to this is a brick garage block (about 29.8 x 19.2) for three cars, with wooden doors.
The front garden provides an attractive setting with lawn, lavender, flower bed and shrubs. At the rear, integral with the house, is a useful storage for garden mowers, and linked to this is a brick paved area with timber rose-clad arbour, lawn and views beyond.
The principal garden has an extensive area of lawn with paved paths, heathers, two old yew trees, rhododendrons, established oaks and other trees, together with apple, plum and quince.
The hard tennis court is in need of renovation and is enclosed by high netting with, beyond, a further area of rough grass/former orchard.

The Farmland
This lies in a single block and slopes gently down towards an attractive wooded stream which forms the eastern boundary of the property. It is predominantly divided into a number of traditional hedge and mature tree screened fields, all down to grass and extending to about 39.6 acres. These are interspersed with three ponds.
The fields are served by water, have been regularly grazed and are in good heart. The land is mostly Grade 3 with its soil type being Wadhurst Clay.
A public footpath crosses the eastern boundary on the bottom of the lower field.
The woodland and ponds extend to about 5.12 acres and the pasture land to about 39.6 acres, making a total of 46.64 acres.