Primmers Green, Wadhurst, East Sussex, TN5

GUIDE PRICE: £2,250,000
• A very attractive period property, totalling over 7,000 sq ft including outbuildings, which has been fully refurbished, modernised and insulated to a high standard throughout.
• Large 1.22-acre mature garden
• Not listed. No onward chain. Quick sale available.

• A beautifully refurbished and substantially sized 6,579 sq ft detached 7 bedroomed period character residence, with a further 507 sq ft garage complex. The house already has an incredible EPC rating of a high C, yet with potential to improve to a B rating. This is an impressive rating for a period property and is as a result of extensive improvement works already carried out by the property’s present owners. They have lovingly restored and extended this now very warm and inviting home with virtually no expense spared.

• Any buyer is going to benefit massively from the modern standard that has come from the current owners’ substantial improvements. This included a new roof, new windows and other glazing, new hung tiles, new high-grade insulation throughout, new wiring, new heating, hot water system and plumbing, underfloor heating in the kitchen, new floor coverings and some new floors, Cat 6 cable throughout the house for a wired LAN, some new built rooms and a new 3 bay oak framed garage with 7.2kW EV charge point.

• Given the house’s square footage, it appears to be a great value, in our opinion, on price per sq ft.

• Set within its own elegant and beautifully maintained landscaped gardens and grounds of 1.22 acres, also with potential for the incorporation of an outdoor swimming pool and /or a tennis court (subject to planning).

• Situated in an elevated position and enjoying views over fields and beyond all the way to the highly sought-after village of Wadhurst with its mainline station for London, making this property perfect for city commuters. (The Times and Sunday Times newspapers also voting Wadhurst the best place to live in the UK, 2023).

• Set off a country lane, yet within a convenient walk or cycle ride of the Wadhurst mainline train station (1.4 miles) and the village (0.7 miles).

• Spacious and naturally bright throughout and also full of many wonderful character features, including high level oak beamed ceilings, attractive oak floors, beautiful oak doors and fireplaces with wood burners.

• Large and impressive main reception hall that can be accessed from the front and side gardens

• Fabulous and luxurious generous sized open plan kitchen / breakfast room (28ft by 20ft 8in), with an adjoining open plan general dining area, and direct access to a large sun terrace perfect for summer alfresco dining.

• Further formal dining room

• Large drawing room with a feature fireplace

• Sitting room

• Family room / cinema room

• Study

• Utility room

• Cloakroom

• Inner hall

• Arranged over three floors, in addition having two separate storage cellars, one of which is currently utilized for a large wine collection

• Two large luxury ensuite bathrooms / shower rooms, as well as two further family shower rooms

• Principal bedroom suite with both an ensuite bathroom / shower room and a separate dressing room, in addition benefitting from an inner vanity room area

• Large and impressive first floor landing with feature skylight

• An abundance of excellent private and state schools within the general locality including Tonbridge School and Mayfield School for Girls

• Stunning surrounding countryside with Bewl Water reservoir only approximately 1 mile away

DESCRIPTION: In our opinion, this very impressive and substantial property of over 7,000 sq ft, made up of a detached seven bedroomed family residence which extends to approximately 6,579 sq ft set within 1.22 acres of wonderful, landscaped gardens and an oak framed garage of a further 507 sq ft. It has been carefully and tastefully refurbished to a high standard from top to bottom by its present owners.

When extensively refurbishing this exquisite 18th century period residence, a high specification of insulation and energy efficiency was installed throughout leading to an EPC rating of a high C, which is an uncommonly good rating for an 18th Century Period property. The present owners also intricately extended the property to blend perfectly with its original parts. They have enabled the internal accommodation to benefit from a luxuriously warm, inviting and very generous sized open plan kitchen / breakfast room and adjoining general dining area, with a large feature skylight which many far more modern houses specifically incorporate within their design features.

The property’s accommodation, arranged on three floors, in addition to its two storage cellars, is naturally light and spacious throughout, with unusually high ceilings for this type of period home.

Virtually every room benefits from a host of character features and wonderful aspects over the surrounding 1.22 acres of private grounds and beautiful countryside beyond.

The accommodation on the ground floor comprises of a very generous sized reception hall, a large study, a family room / cinema room, a sitting room, a wonderful large feature drawing room, a formal dining room, a cloakroom, a utility room and an inner hall. The rooms on the ground floor flow seamlessly.

The first-floor accommodation is similarly impressive, with a large first floor landing that also benefits from a sitting area and skylight, five double bedrooms, which includes a fabulous principal suite with a luxury ensuite bathroom, as well as a dressing room and inner vanity room. The first floor also has a luxury Jack and Jill bathroom / shower room in addition to a further spacious shower room.

After ascending by a further characterful staircase to the second floor landing, there are two further double bedrooms, a dressing room and an additional family shower room.

Outside, this wonderful and imposing family residence has a detached triple bay oak framed garage complex with an EV charge point and a generous driveway with additional parking, all of which can be accessed through a pair of bespoke private electrically operated entry gates. Furthermore, the property’s 1.22 acres of predominantly level lawns, in our opinion, allows for the incorporation of an outdoor swimming pool and/or an all-weather tennis court, subject to planning.

LOCATION: Situated in a unique elevated position directly opposite rural fields and with stunning views beyond, including to the highly sought-after village of Wadhurst, only 0.7 mile away. The property is strategically located just 1.4 miles from Wadhurst mainline train station for London, making this property perfect for city commuters.

The village of Wadhurst, which was voted by The Times and Sunday Times newspapers in 2023 to be the best place to live in the UK, has a bustling and varied high street with pubs, restaurants, coffee shops, a boutique clothes shop, an artisan greengrocer, delicatessens, a supermarket and more.

More comprehensive shopping and leisure facilities can be found in Tunbridge Wells with many London high street names in abundance to suit every need.

Depending upon educational requirements, there are many reputable teaching institutions to choose from, including Tonbridge School, Mayfield School for Girls, Bede’s, Vinehall, Skippers Hill and Eastbourne College.

ACCOMMODATION: The property’s formal front entrance is approached by a delightful red brick path, which leads directly to its substantial front door.

FRONT ENTRANCE VESTIBULE: Impressive character oak door opening into the front vestibule / porch, comprising of quarry tiled floor, twin double glazed windows either side with aspect to front gardens, further glazed and oak door leading into the main reception hall.

MAIN RECEPTION HALL: A large and characterful feature area with high ceilings, attractive exposed beams to walls and ceilings, oak floors and vintage radiators, beams also to parts of the high ceilings. There are numerous beautiful character oak doors leading from this very generous sized reception hall to a large study, a family room, a large drawing room, a sitting room, a utility room, the inner hall and to the first cellar room, as well as an elegant character oak staircase leading to the substantial first floor accommodation. There is a further access to the main reception hall from the main garden and driveway entrance through a set of double-glazed French doors.

STUDY: A large and naturally bright room with oak floors, high level beamed ceilings, inglenook fireplace with fitted wood burner, feature ceiling lights, vintage radiator, double glazed windows with aspect to the front garden and views beyond of countryside and the village of Wadhurst.

FAMILY ROOM / CINEMA ROOM: With carpeted floors, downlighting, radiator, door to storage room, double glazed window with aspect to side garden.

SITTING ROOM: With oak floor, feature fireplace with wood burner slate hearth and stone surround, a double aspect room with ogee coved ceiling, double glazed windows with pleasing aspects over the front and main gardens.

DRAWING ROOM: A handsome and spacious room with oak floors, a splendid feature fireplace with a fitted wood burner and a character Chesneys marble mantle and surround, a lit Regency coved ceiling, attractive feature ceiling lights, a large bay window, vintage radiators, extensive range of double-glazed windows with a wonderful aspect over the property’s beautiful extensive 1.22 acres of well-maintained gardens. Door leading to the formal adjoining dining room.

FORMAL DINING ROOM: An elegant and naturally bright double aspect room with oak floor, Regency coved ceiling, radiator, feature ceiling light, double glazed windows with delightful aspect over the rear gardens and sun terrace, further double-glazed windows and French doors leading to the main garden and further extensive sized sun terrace, doors to the adjoining drawing room and inner hall.

LARGE & LUXURIOUS KITCHEN / BREAKFAST ROOM WITH GENERAL DINING AREA: A fine feature open plan bespoke room with Amtico tiled floors, an extensive range of bespoke painted Shaker style cupboards and base units with granite worktops, a 3 oven gas AGA cooking range and an electric companion AGA with integrated double oven and gas hob, with glass back plate and wood mantle over, inset circular sink with mixer taps, two integrated dishwashers, further fitted butler’s sink with chrome mixer tap, space for large American fridge freezer, substantial feature central island with further matching base units and large granite top for preparation with adjoining circular oak table, ideal for sitting and reading the morning paper, or perusing over a fine recipe book. Directly above the central island is a fabulous large vaulted skylight, whilst the whole room is complimented by numerous downlights. This beautiful and impressive kitchen is also double aspect with twin double-glazed windows either side of the AGA and further full width and height double glazed windows with aspect over the rear paved sun terrace and gardens, which can also be accessed through a set of French double-glazed doors. A large general dining area is also located to the far end of this wonderful and generous sized feature kitchen.

UTILITY ROOM: A generous sized area with tiled floors, coat storage area, extensive range of fitted cupboard and base units with worksurfaces over, fitted sink with drainer, tiled surrounds, spaces for dryer and washing machine, spaces for further large freezer appliances, doors to inner lobby hall, which can then access the kitchen, boiler and boot room and large airing / drying cupboard, further door to second cellar.
INNER HALL: Approached from the large main reception hall and comprising of attractive chequered black and white Karndean tiled flooring, with doors leading off to a cloakroom, the large kitchen / breakfast room, one of the cellars and the formal dining room. From the inner hall there is a set of double-glazed French doors leading outside to the rear garden and further paved terraces.

CLOAKROOM: Comprising of a continuation of the attractive chequered Karndean flooring, a W.C., a vintage Victorian styled washbasin with chrome stands, a high-level granite topped display shelf, and a heated towel rail.

THE CELLARS: There are two separate cellars suitable for storage with this substantial and fine character residence. The larger and older of the two is an excellent wine cellar with racking for nearly 1000 bottles. This cellar is accessed from the main reception hall behind the main staircase. The second cellar can be accessed from both the inner hall and utility room.

FIRST FLOOR ACCOMMODATION: This is approached from the large main reception hall by using the handsome and wide period oak staircase, which also has attractive exposed beams to sides that leads up to a magnificent generous sized feature character first floor part galleried landing.

FIRST FLOOR LANDING: Naturally bright with a further sky lighted area to its further part, in addition to a double-glazed window to the other end of this substantial landing, which enjoys beautiful far-reaching views over fields and beyond to the village of Wadhurst. To the walls and ceilings are attractive exposed oak beams, and several beautiful, period oak doors leading off to bedrooms 1, 2, 3, 4 and 5, to a family shower room and a further Jack & Jill bathroom. In addition, there is a fitted cupboard and an oak staircase leading off to the second-floor accommodation that comprises of bedrooms 6 & 7, a further shower room with a heated towel rail and a dressing room.

BEDROOM ONE PRINCIPAL SUITE WITH A LARGE ADJOINING DRESSING ROOM & ENSUITE LUXURY BATHROOM / SHOWER ROOM: A large double sized room with twin double-glazed windows having a pleasant aspect over the main 1.22 acres of landscaped gardens, radiators, feature ceiling light, ceiling fan, door to inner connecting hall with vanity area with further doors to a dressing room, as well as the luxury ensuite bathroom / shower room.

BEDROOM ONE DRESSING ROOM: Fitted top shelves and clothes hanging area, radiator and double-glazed window with aspect over the large 1.22 acres of gardens.

BEDROOM ONE ENSUITE LUXURY BATHROOM / SHOWER ROOM: Comprising of a Victorian styled free standing rolltop bath with ball and claw feet, chrome mixer tap, W.C., pedestal wash basin, radiator, heated towel rail, separate shower with tiled walls, down lights, Karndean tiled floor, double glazed windows with shutters, and aspect over the rear gardens.

BEDROOM TWO WITH AN ENSUITE JACK & JILL LUXURY BATHROOM / SHOWER ROOM: Comprising of a large double bedroom with a feature high level beamed ceiling, feature fireplace, fitted wardrobe, radiator, double glazed windows with aspect over the front garden and beyond to fields and the village of Wadhurst. Door to inner connecting hall with further door to the ensuite Jack and Jill bathroom / shower room.

BEDROOM TWO ENSUITE JACK & JILL BATHROOM / SHOWER ROOM: Comprising of a fitted bath with panelled sides, chrome mixer tap, tiled surround, feature high levelled beamed ceiling, W.C., pedestal wash basin with chrome taps, separate shower cubicle with glazed sides, tiled walls, Karndean tiled floor, radiator, downlighting, double glazed windows with shutters.

BEDROOM THREE: A double bedroom with radiator, fitted wardrobe, double glazed windows with aspect over the impressive 1.22 acres of private gardens.

BEDROOM FOUR: A large double bedroom with feature fireplace, fitted wardrobes with beautiful oak front doors, feature high level beamed ceiling, radiator, double glazed windows with stunning double aspect over the garden, fields and the village of Wadhurst.

BEDROOM FIVE: A small double bedroom with fitted wardrobe, exposed feature high level beamed ceiling, exposed beams to walls, radiator, double glazed window with delightful aspect over the property’s beautiful 1.22 acres of landscaped gardens and grounds.

IN ADDITION TO THE JACK & JILL FAMILY BATHROOM / SHOWER ROOM THAT SERVES AS AN ENSUITE TO BEDROOM TWO, THERE IS A FURTHER FIRST FLOOR FAMILY SHOWER ROOM.

FAMILY SHOWER ROOM: Comprising of a W.C., wash basin with vanity cupboards under, tiled splashback, Karndean tiled floor, large corner shower with curved glazed doors, radiator, heated towel rail, double glazed window and shutters.

SECOND FLOOR ACCOMMODATION: Approached from the generous first floor landing via a further character staircase which leads to a second-floor landing area with a large cupboard and doors leading to bedrooms 6 and 7, as well as a dressing room and a further family shower room.

BEDROOM SIX: A large double aspect double bedroom with a high-level feature beamed ceiling, radiator, fitted recessed shelves, double glazed windows with pleasant aspects over the gardens and fields.

BEDROOM SEVEN: A large double aspect and double bedroom with feature high level beamed ceiling, fitted shelving, radiator, double glazed windows with aspect over the gardens.

SECOND FLOOR FAMILY SHOWER ROOM: Comprising of a corner shower with glazed sliding doors, wash basin with chrome taps, tiled surrounds and vanity cupboard under, W.C., radiator, heated towel rail, double glazed window with shutters and door to loft storage.

DRESSING ROOM: With hanging rail and shelf above, radiator, further door to loft storage, double glazed window.

OUTSIDE: This very substantial and elegant detached 7 bedroomed character residence which has already been extensively refurbished and tastefully extended by its current owners, also benefits from being set within its own beautiful and exquisitely landscaped gardens and grounds of 1.22 acres.

It also has a detached large heritage style double bay garage with an adjoining workshop in a third bay, a 7.2kW EV charge point, as well as an impressive main driveway entrance with bespoke twin electrically operated security gates, which lead into the property’s generous driveway.

FRONT GARDENS: These are comprised of a brick pathway leading from the country lane via the single pedestrian gate, in addition to other brick paving areas. These are then complimented by lawn areas which have mature hedge boundaries beyond.

MAIN GARDENS: These are predominantly very attractive formal and well-maintained lush level lawn areas, which in turn are complimented by tasteful extensive paved sun terraces nearer the house, in addition to a paved pathway also leading to a secondary entrance to the property’s main reception hall. There are a large elegant set of brick and paved steps connecting the terracing to the upper lawns.

As the grounds are quite extensive, being 1.22 acres, in our opinion and if required, they are sizeable enough to cater for an outdoor swimming pool, as well as an all-weather tennis court.

The main gardens also benefit from mature hedging and trees to the majority of its boundaries, as well as having far reaching views beyond.

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 Grade: C

Council Tax Band: H