Location

Groombridge is a highly regarded and pretty village located about four or so miles southwest of Tunbridge Wells on the Kent/East Sussex border. There are excellent local amenities, including a village hall, GP’s surgery, The Crown and The Junction Village Pub and Kitchen, general store and Post Office and bakery. The village is excited to welcome 'The Pig' at Groombridge Place, due 2025. Groombridge is known for its busy local community and there is a cricket pitch and recreation ground opposite in Station Road, a Tunbridge Wells tennis club, the Forest Way Country Park & cycle path, the Spa Valley Railway and nearby Harrison’s Rocks.

The nearby towns of Tunbridge Wells (approximately 5 miles) and Crowborough (approximately 4.4 miles) provide more extensive shopping and leisure facilities.

State and private schools: St Thomas's C of E Primary School, rated 'Outstanding’ in the latest Ofsted report is approximately 1 mile by foot, with further Church of England Primary schools in Withyham, Hartfield and Forest Row. Other highly regarded schools in the area include Holmewood House, (Langton Green), the Mead and Rose Hill (Tunbridge Wells) Brambletye (East Grinstead) and Cumnor House (Danehill) preparatory schools. At secondary level The Beacon in Crowborough, Uckfield Community College and Kent Grammar schools in Tunbridge Wells with entry by performance in the 11-plus examinations are available. In the private sector, there are independent senior schools in Tonbridge and Sevenoaks, the Michael Hall Steiner school in Forest Row, Bedes in Upper Dicker, Eastbourne College, Mayfield School for Girls and Ardingly and Hurstpierpoint Colleges.

Mainline rail: Eridge (about 2.9 miles) with commuter services to London Bridge, Ashurst (approximately 3 miles) with journey times to Victoria from 1 hour 2 minutes, or Tunbridge Wells (about 5.1 miles) for London Bridge, London Charing Cross and Cannon Street.

Communications: There is a bus stop within approximately 500 yards which is located opposite the property with regular connections to Tunbridge Wells.

The A21, accessible just to the North of Tunbridge Wells and provides access to the M25 and thereby the national motorway network, Gatwick and Heathrow airports, the Channel ports and Channel Tunnel terminus.

Description

Found in The Ridge on the edge of the popular village of Groombridge, Sherrins is a light, spacious and well-proportioned home, notably benefitting from and enjoying the wonderful outlook over the sizeable and established gardens and surrounding countryside.

The house provides approximately 2,400 sq ft of accommodation and can be arranged to suit individual needs. The generous ground floor provides much flexibility, currently offering a good-sized study, sitting room, a large garden room, kitchen/breakfast room and dining room.

The large south facing kitchen/breakfast room overlooks and opens directly onto the terrace and gardens beyond and there is room for a sizeable dining table. The kitchen is fitted with attractive, traditional-style cabinetry, integrated appliances and space for a fridge/freezer and dishwasher; the L-shaped breakfast bar provides plenty of preparation space. The adjoining utility room also has direct access to the garden with space for a washing machine and dryer. The kitchen/breakfast room is open to a further dining area to the front of the house, but could be used in any number of ways, perhaps as a children’s playroom for young families, or a snug/TV area.

The elegant sitting room benefits from an open fire with a decorative surround, complemented by fitted cupboards and shelving above; bi-folding doors give the option to open the sitting room to the garden room whenever required, allowing for both large and small-scale entertaining. With doors opening from both the garden room and the kitchen/dining room onto the rear terrace that spans the width of the house, a very sociable and easy layout has been created, that embraces the wonderful south facing position.

A study fitted with a decorative fireplace is ideal for today's working from home needs. A WC completes the ground floor accommodation.

On the first floor, the wide galleried landing provides access to the bedroom accommodation and offers a delightful area that can be utilized as a cosy reading nook. The principal bedroom and second double aspect bedroom are both generous in size, with en suite shower rooms. There are two further bedrooms, both of which are served by the family bathroom.

Outside: The garden is split into three sections; the terrace has steps leading to the formal circular lawn which is surrounded by herbaceous borders. The summer house is found in the "wild" garden which also benefits from established apple trees. Manicured Laurel hedging has been strategically planted to conceal the compost area and large garden workshop, fitted with electricity and water.

To the front, the gravel driveway provides parking for numerous vehicles, together with a detached double carport. Mature trees and hedging, together with an abundance of rhododendrons, provide a good level of privacy from Withyham Road.

Directions

TN3 9QT - Heading west from Tunbridge Wells, travelling through Langton Green (A264), stay on the B2110 for Groombridge, on reaching the roundabout take the second exit staying on the B2110 signposted Withyham and Hartfield. Travel gently up hill and bear right at the corner in the direction of Withyham/Hartfield. Sherrins will be found on the left hand side, a shared access leads to the private driveway for Sherrins in the left hand corner.