Guide Price £400,000 - £425,000 Kings Estates are proud to offer this charming two-bedroom Grade II* Listed period terraced cottage boasting accommodation spread across three floors, exuding character, charm, and an array of period features, nestled in an elevated position set on Groombridge's old Village Green enjoying far reaching southerly views from its upper storey.

The Walks is believed to date from the 17th Century. On the ground floor, the sitting room welcomes you with its delightful L-shaped layout, featuring a polished wood floor and an inglenook fireplace adorned with a bressummer beam. Two front aspect windows offer picturesque views of the village green, enhancing the cottage's allure. Adjacent to the sitting room, the well-fitted kitchen/dining room awaits, complete with space for a table and chairs, a tiled floor, and a range cooker, floor-mounted units and a larder cupboard provide ample storage, while a door provides rear access. Additionally, an adjoining shower room offers convenience, equipped with plumbing and space for a washing machine.

Ascending to the first floor, a spacious landing greets you with views and a feature fireplace, setting a welcoming tone. The excellent principal bedroom boasts exposed beams, built-in storage, and picturesque outlooks to the rear, offering a serene retreat. Completing this level is a well-fitted family bathroom, providing comfort and functionality for daily living. The top floor has a further good-sized bedroom with built-in storage.

The front of the property has an area of lawn on either side of the front door. To the rear, there is a courtyard area and a separate area of private garden which is elevated with views of the rooftops and beyond, mainly laid to lawn and with a garden shed.

GROOMBRIDGE

Amenities: Nestled in Old Groombridge, the property enjoys proximity to essential amenities. The village center, a mere 0.5 miles away, offers day-to-day conveniences such as a general store, post office, bakery, doctors' surgery, and public houses like The Crown. Residents also benefit from the acclaimed St Thomas' primary school, ensuring convenience for families. The nearby towns of Crowborough and Tunbridge Wells, located 6 and 5 miles respectively, provide comprehensive shopping and cultural amenities.

Recreational Amenities: Groombridge offers abundant leisure opportunities, with foot and bridle paths providing access to the picturesque Kent and East Sussex countryside. Residents can explore historic landmarks like Groombridge Place, a short walk away, with its impressive 700-year history and frequent appearances in films. The village hall, adjoining the village cricket ground, hosts various community events, fostering an active social scene.

State and Private Schools: Groombridge boasts highly-regarded educational institutions, including the outstanding St Thomas' primary school. Nearby towns offer additional schooling options, such as Holmewood House preparatory school in Langton Green and additional public schools in Tonbridge and Sevenoaks. Secondary schooling is available at Beacon Academy in Crowborough, with alternative options in Tunbridge Wells.

Mainline Rail: Commuting from Groombridge is convenient, with mainline rail stations at Eridge (approximately 2.8 miles) and Tunbridge Wells (approximately 5 miles). These stations provide fast services to London, with journey times to London Bridge from 54 minutes and to London Charing Cross and Cannon Street from 54 minutes. Ashurst station, approximately 3.6 miles away, offers connections to Victoria in 1 hour and 2 minutes.

Communications & Roads: The A21, accessible just north of Tunbridge Wells, provides seamless access to the M25 and the national motorway network, facilitating travel to Gatwick and Heathrow airports, Channel ports, and the Channel Tunnel terminus. Excellent road and rail connections enhance connectivity for residents, ensuring convenient access to nearby towns and major transportation hubs.

OTHER INFORMATION
COUNCIL TAX BAND - E - (Tunbridge Wells)
TENURE - Leasehold. We are advised that there is a flying freehold with the neighbouring property. Further information is available by request.
LENGTH OF LEASE - 999 years from 1993
ANNUAL GROUND RENT - a peppercorn
GROUND RENT REVIEW PERIOD - tbc
ANNUAL SERVICE CHARGE AMOUNT - n/a
SERVICE CHARGE REVIEW PERIOD - n/a

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

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.