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" This attractive and well presented late Victorian semi-detached house occupies a pleasant position within a residential cul-de-sac, central to the amenities afforded by this picturesque and popular village.

VIEWING
By appointment with Bracketts.

LOCATION
Occupying a most convenient position in a cul-de-sac in the centre of this popular village being within a few hundred yards of local shops and day to day amenities and a similar distance from St Thomas' Primary School. Groombridge is set on the Kent/East Sussex borders with surrounding countryside affording easy access via foot and bridlepaths. The towns of Tunbridge Wells and Crowborough are almost equidistant (about 5 miles away) and provide comprehensive shopping and cultural amenities together with a variety of state and independent schools. A railway station providing commuter services to London is available at Eridge, some 2.5m distant.

DESCRIPTION
This most appealing, late Victorian semi-detached house has been attractively and sympathetically refurbished by the current owners including the provision of modern kitchen and sanitary fittings. The property benefits from gas fired central heating and double glazed windows and in addition has a delightfully stocked south facing rear garden.

Front door with twin double glazed panels to:

ENTRANCE VESTIBULE
With stairs up and thermostat for heating.

SITTING ROOM
Double radiator beneath sash window to front, coved ceiling. Minster style fireplace, stone surround mantel, tiled insert, raised hearth and open flue. Screened to a lower level is the electric consumer unit. Deep walk-in understairs storage cupboard with light.

KITCHEN
The kitchen has a generous 'U' shaped sweep of Corian working surface and matching upstands inset with 1.5 bowl single drainer sink unit with mixer taps above and a four ring NEFF gas hob. Assorted base units, twin drawer packs and an integrated dishwasher within a housing unit next to which is a 'pull out pantry' and adjacent to this an integrated AEG fridge freezer. Splashback behind the hob with suspended wall cupboards and cabinets above and open display end. Window to side with radiator beneath. Dark walnut finish flooring extends in turn to:

FAMILY ROOM
With radiator, coved ceiling, glazed double doors and full height side window aspecting and accessing the rear garden.

CLOAKROOM/WC
With low flush suite, plumbing and provision and space for washing machine, window to rear.

Stairs to FIRST FLOOR LANDING
With radiator and hatch to loft space.

BEDROOM ONE
Radiator beneath window to the front elevation enjoying far reaching views up to Groombridge Hill. Double wardrobe cupboard with hanging and shelving. Two further wardrobe cupboards with a mix of hanging and shelving. In addition a recessed storage cupboard above the stairs.

BEDROOM TWO
Radiator beneath window to rear with views to garden.

BEDROOM THREE
Radiator beneath window to the side. Fitted dressing area and an adjacent double wardrobe cupboard with blanket storage over.

BATHROOM
Modern white suite with chrome fittings that comprise a panelled bath with full height ceramic wall tiling and an Aqualisa shower mixer and folding glazed shower screen above. Vanity style wash basin with tiled splashback, chrome towel rail/radiator, low flush WC, window to side. Airing cupboard with shelving which houses a Worcester combination gas fired boiler.

EXTERIOR
Front garden with flower borders and low brick wall. To the side of the house is a gateway and storage area. This in turn opens to a beautiful feature of property being the south facing rear garden which has been lovingly stocked over recent years and has a wide paved seating area immediately to the rear of the property with an outside light and a lockable garden store. From here there is a curved area of lawn with deep planted borders. This narrows to a path which in turn opens to a further area of lawn with more established shrub, specimen trees. pergola and towards the rear boundary a timber garden shed with both light and power.

COUNCIL TAX BAND C

ROUTE TO VIEW
From Tunbridge Wells proceed west on the A264 (East Grinstead Road) passing through Langton Green. Proceed down Groombridge Hill on the B1120 towards the village and at the mini roundabout take the first exit into Station Road, take the first turning right (by the Post Office) into Cousley Road and then first right again into Meadow Toad where No 2 will be found at the far end on the left hand side.

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