Sham Farm Road, Eridge Green, Tunbridge Wells, Kent, TN3 9JB | Property for sale | Savills
194.45 sq m
Guide price £1,450,000(86,248,356 EGP)

Sham Farm RoadEridge Green, Tunbridge Wells, Kent, TN3 9JB


    Key features

    • Tucked away position at the end of a long private approach and set within extensive grounds
    • Well presented accommodation with a stylish contemporary finish
    • South facing aspect within a part-walled garden
    • About 5.86 acres in all with large stocked ponds and woodland
    • Substantial outbuilding with scope subject to all necessary planning consents, including listed buildings
    • Tunbridge Wells approximately 4 miles
    • A walk of approximately 1.7 miles to Eridge Green
    • Eridge station approximately 1.2 miles

    A charming character home, tucked away in this special spot, within a part-walled garden, together with woodland and several large ponds.

    About this property

    • The Barn is a handsome and characterful period property, nestled within a small group of homes in this lovely rural setting, with a long private approach. The property offers well presented accommodation with south-facing living space opening out to the garden.

      The impressive fitted kitchen/dining room is contemporary in style with granite worktops, a large island breakfast bar and integrated appliances, including twin electric ovens, a microwave combi oven, two- burner gas hob, induction hob, a Fisher and Paykel American-style fridge/freezer and a Bosch dishwasher. The well proportioned reception room features a stylish wood burning stove and wood flooring. There are 3/4 bedrooms and two well appointed bath/shower rooms on the first floor, the principal bedroom being fitted with an attractive range of bespoke wardrobes and enjoying a lovely outlook.

      Forming part of the walled garden, which is attached to a neighbouring outbuiding, the Barn enjoys a good level of privacy with a lovely red brick terrace accessible from the sitting room and the kitchen/breakfast room. The extensive grounds extend to about 5.86 acres in all and are a haven for wildlife, including swathes of woodland and several large ponds which will appeal to those looking to enjoy a rural life-style, with plenty of opportunity to fish for carp and large enough for a small rowing boat.

      Of particular note is the pretty brick and weather boarded outbuilding which lies within the grounds. Currently used as a garden store, and with an area of kitchen garden, this offers potential for conversion to provide further space, subject to all necessary planning permissions, including listed buildings consent.

      The area is classified as an Area of Outstanding Natural Beauty and is well-served by public footpaths which enable lovely walks directly from the house towards Eridge Green, where there is a popular pub, the historic Eridge Park which lies on the other side of Sham Farm Road, and there is a private access track enabling a walk to the Huntsman at Eridge.

      View payable Stamp Duty for this property

    Part of the impressive walled garden of this grand, tucked-away estate, reached along a long approach drive and with the benefit of a good outbuilding and land with some large ponds as well. All in all, I can see there great potential here.

    Robert JacobsProperty agent

    Local information

    • The property is located at the end of a long private driveway off Sham Farm Road, a small country lane which runs between the charming hamlet of Eridge Green and Rotherfield village.
    • Eridge Green has a popular pub The Nevill Crest and Gun, church and a charming village hall and is approximately 4 miles south west of Tunbridge Wells. The area is known for its links to the Eridge Park Estate, reputedly the oldest deer park in England and the Eridge Rocks Nature Reserve. It is also possible to walk to the Huntsman
    • The historic village of Rotherfield is approximately 3.4 miles away offering a good range of local amenities including a general store, post office, chemist and public houses, whilst Crowborough is approximately 4 miles and has a wider selection of shops and several supermarkets, including a Waitrose.
    • Tunbridge Wells is the nearest large town with high street shopping, many cafes, restaurants and pubs and two theatres.
    • State and private schools: There is a choice of primary schools in the area, including Rotherfield, Groombridge and Crowborough and preparatories including Holmewood House in Langton Green and Skippers Hill in Five Ashes. At secondary level, The Beacon Academy in Crowborough and Uplands Academy in Wadhurst, or privately Mayfield School for Girls, Bedes in Upper Dicker and Tonbridge and Eastbourne public schools.
    • Mainline rail: Eridge has its own station (1.2 miles) which provides services to London Bridge in about 63 minutes, Tunbridge Wells (4 miles) or Tonbridge (8.8 miles) serve Charing Cross (via London Bridge and Waterloo East) and Cannon Street in under an hour.
    • Communications: The A26 is accessed at Eridge Green and links to the M25 (via the A21) and the M20 to the channel ports (via the A228) and to the south coast towns of Lewes, Brighton and Eastbourne.

    Additional information

    • Services: LPG gas-fired central heating, mains water and private drainage.
    • Outgoings: Wealden District Council, Tax Band G.
    • The Barn is regarded as 'curtilage listed' due to its association with the Grade II listed Hamsell Manor.
    • The service charge for the private road from Sham Farm Road is £150 pa. The track off serves 7 properties and quotes are being sought for resurfacing. The share for The Barn will be approx £1,000 to £1,300.
    • Directions: From Tunbridge Wells, head south on the A26 in the direction of Crowborough for approximately 3.8 miles, passing through the hamlet of Eridge Green and then turn left into Sham Farm Road. Continue for approximately 0.9 miles and then turn right into the private road at Goodwood Lodge. Continue for approximately 0.4 of a mile, then bear left at the bottom and the track entrance to Hamsell Manor Barn will be found on the right hand side, and the property at the end.
    • EPC Rating: E
    • Tenure: Freehold
    • Council Tax Band: G