New England CottagesRedbridge Lane, Balcombe, West Sussex, RH17 6JU

2 New England Cottages is a stylishly presented, semi-detached Victorian home, situated in a lovely semi-rural position midway between the villages of Balcombe and Handcross. The cottage is characterised with classic red brick elevations under a slate tiled roof and offers 2,419 square feet of versatile accommodation arranged over three floors; it has been cleverly modernised and extended over time to create a light and spacious family home, decorated in a stylish palette that complements the period character of the house and with points of notes including a number of both working and feature fireplaces, some oak flooring, stripped pine doors and period style column radiators.

The floorplans give an excellent overview of the full extent of the accommodation and its layout. The front door opens to an entrance hall, which sets the scene for the house, and gives access to the study and also to the spacious sitting room. The sitting room was previously two separate rooms which have been opened up to create a spacious yet comfortable reception room featuring a feature fireplace, together with a brick open fireplace set with a woodburning stove. Glazed double doors open to the kitchen and breakfast room which in turn links to the orangery, which is currently used as a formal dining room.

The L-shaped kitchen and breakfast room is fitted with grey painted cabinetry with woodblock and granite worktops, a double butler sink and a newly-installed (2024) Rayburn which also controls the heating; integrated appliances include a Smeg oven and a five-ring gas hob; there is space and plumbing for a larder-style fridge freezer and a dishwasher. The kitchen is served by the adjoining utility/boot room which has space for the usual appliances and gives access to the cloakroom.

On the first floor, the principal bedroom suite has fitted wardrobes, a spacious en suite with walk-in shower and twin basins, and French doors opening to the west-facing balcony which has a lovely outlook over the garden.

There are two more bedrooms and a bathroom on the first floor; stairs rise from the landing to a further bedroom on the second floor.

The annexe (bedroom five) lies on the ground floor beyond the orangery, and is a versatile space with its own external access. It comprises an entrance lobby, a vaulted bedroom with mezzanine and an en suite shower room, creating an ideal guest suite; an internal door to the orangery means these rooms are readily incorporated into the main accommodation if required.

Outside
2 New England Cottages is approached from the private lane via a gated gravel driveway providing parking for at least three cars at the side of the house. A path leads through a slate-chipped parterre-style garden to the front door, and there is further gated access to the rear garden.

The gardens lie predominantly to the west of the house, with a spacious paved terrace providing space for table and chairs. Beyond the terrace is a pond, summerhouse, pergola-covered hot tub and useful garden outbuildings including a machinery store/storage shed and a wood store.

The garden is mature and well-enclosed with established beds surrounding the lawns, bounded by trees and fencing. Beyond the summerhouse, a timber pergola leads down to the far end of the garden where there is a greenhouse and raised beds. In all, about a third of an acre.

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