Wadhurst, East Sussex, TN5 7QD

£3,000,000 Guide price
A 12th Century Grade II listed House with magnificent gardens & grounds of 77 acres.
Will Peppitt
Property agent, Savills Head Office London


A superb country estate in an Area of Outstanding Natural Beauty comprising a 12th Century Grade II listed House with magnificent gardens & grounds, extensive equestrian facilities in approx 77 acres.


Combwell Priory is located in a rural location on the Kent/East Sussex border. Occupying a secluded position but with its lodged entrance and long main drive off the A21 London-Hastings road, the property is easily accessible. The historic spa town of Royal Tunbridge Wells, with excellent shopping facilities, is approximately 10 miles to the north and the seaside town of Hastings is approximately 18 miles to the south. The immediate area has several visitor attractions including the National Trust's Scotney Castle and gardens, Bewl Water with its water based leisure facilities and Bedgebury Pinetum.
Road communications are excellent with access onto the A21 and M25 (J5) approximately 20 miles. A regular mainline rail service to London is available at either Wadhurst (7 miles) or Paddock Wood (10 miles) with services taking approximately 60 minutes and 50 minutes to Charing Cross Station.
Heathrow and Gatwick Airports are both within easy driving distance via the M25 and connecting motorway network. The Channel Tunnel terminal at Cheriton and Channel Ports of Dover and Folkestone are between 40 and 50 miles via Ashford and the M20/A20 dual carriageway.
There is a good selection schools in the area including Benenden, Tonbridge, Holmewood House Preparatory School and Vinehall Preparatory School.

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Further Information

Combwell Priory stands in approximately 77 acres of mature parkland, woodland and beautiful gardens. The property consists of a magnificent Grade II Listed stone Priory originating from the 12th Century, and mentioned in Pevsner, with separate self contained cottage, and excellent equestrian facilities. Bedgebury Forest is easily accessible from the estate. The Priory is an impressive house of stone construction enhanced by Wisteria and Magnolia, under a plain tiled roof. The west wing was added in the 1920s and 20 years later the north wing was added which now incorporates a fine indoor swimming pool.
• Superbly proportioned rooms with half oak panelling, exposed stone walls, polished wood flooring, and recessed leaded light windows.
• Beautiful fireplaces feature prominently throughout the house.
• Four principal reception rooms all enjoy vistas over the formal gardens and grounds and provide excellent areas for formal entertaining.
• The kitchen/breakfast room offers a great family area, suitable for informal entertaining and incorporates a range of fitted cupboards and marble work surfaces.
• Appliances comprise a power gas fired Aga with hot plate, an oven and hob and fridge/freezer. A walk-in larder provides ample storage and shelving.
• A superb feature of the property is the heated indoor pool which has a small gymnasium area overlooking it and stone stairs which lead down to the paved surround. There is a spectacular hand painted mural and sealed unit sliding doors to the side.
• The master suite benefits from fine views over the gardens to the front and side. There are French Doors leading on to a roof terrace and a range of custom made "Clive Christian" solid oak wardrobe cupboards. The large en-suite Bathroom benefits from his and hers sinks and a heated towel rail.
• There are five further bedrooms, two of which benefit from en-suite bathrooms, family bathroom and a laundry room.
• Situated on the second floor are two further bedrooms, a family bathroom and plenty of eaves storage space.
A brick path with flower borders lead to the cottage. The Sitting Room is an 'L' shaped triple aspect room, there is a fireplace with a carved wooden mantel and an electric fire inset into the hearth. The Kitchen is positioned on a slightly higher level and is accessed via a small staircase. There is a comprehensive range of floor and wall units with work surfaces, and a stainless steel sink with mixer tap. There is an inset four ring ceramic hob with extractor fan over, double inset AEG oven with cupboards above and below, integral fridge/freezer.
Gardens and Grounds
• Combwell Priory is approached via an electronically operated wooden gate. Mature trees and undulating paddocks flank the long driveway.
• There are further wrought iron electric gates, which give access to the front of the house where there is a turning circle and extensive parking area.
• To the front of the house is a mature formal garden bordered by Beech hedging. There is an
ornamental stone fish pond surrounded by a well tended Rose garden and separately, there is an attractive well.
• To the east of the house, the garden is laid to lawn with an attractive walled garden which comprises. lawn terraces with steps, a fruit cage and kitchen garden.
• Located within this garden is a statue of the "Cook of Combwell" and in accordance with the Deeds of the House, it is a condition of sale that the statue always remains at Combwell.
• To the north of the walled garden is a pond with a small island with various trees, including a Weeping Willow, accessed via a small wooden bridge from the southern bank.
• A mixed deciduous and coniferous wood is to be found in the northeast corner of the Estate.
Stabling and Farm Buildings
The buildings are accessed by a concrete road and are set back in a hollow to the west of the
1. Barn of rendered brick construction with a double pitched insulated roof with access via large double sliding doors. This barn includes stabling in 12 loose boxes with automatic heated waterers, 2 tack rooms, separate W.C., wash hand basin. Power, water and light. Telephone point.
2. Barn of brick construction with access via large double sliding doors comprising 16 loose boxes with automatic heated waterers, tack room, storage room with wash hand basin, further tack room with separate W.C. and wash hand basin. Power, water and light. Telephone point.
3. Dutch barn of steel framed construction with a corrugated roof.
4. Dutch barn of steel framed construction with a corrugated roof.
5. Dutch barn of steel framed construction with a corrugated roof.
6. Barn of brick construction with a corrugated roof serving as an indoor schooling area.
7. Barn of brick construction with a corrugated roof with three covered pens.
8. Building of rendered brick construction with a pitched corrugated roof comprising 6 foaling or
stallion loose boxes. Telephone point.
The farmland is classified by MAFF as Grade 3 and lies on the boundary between Tunbridge Wells sands and Wadhurst clays. The Farmland is currently laid to permanent pasture with mixed woodland together with two ponds. The nine paddocks are enclosed by post and rail fencing and all benefit from automatic watering tanks. There is a field shelter in one paddock.
The farmyard has a diesel tank.
The main house, cottage and farm buildings are connected to m The cottage is connected to the mains water supply. The house has the benefit of an oil fired central heating system and is also connected to a bulk storage propane gas tank used for cooking purposes.

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  • Grade II Listed Country House
  • 4 reception rooms
  • 7 bedrooms, 5 bathrooms
  • In all about 77 acres
  • Cottage, equestrian facilities
  • Tennis court
  • Delightful gardens and grounds
  • Indoor swimming pool
  • Area of Natural Beauty
Contact Property Agent
Will Peppitt
Savills Head Office London
Margaret Street
+44 (0) 20 7016 3780