A substantial Grade II listed village house in a prominent position with wonderful views, set in about 2.93 acres of established gardens, together with a 3.7 acre field.

Description

Hill House is a most attractive Grade II listed house, originally dating from the 18th century and set within substantial grounds, which are a real delight. The property is nestled in the heart of the village, named as the best place to live in the UK by the Sunday Times in March 2023 and privately set behind a high brick wall in an elevated position, with far-reaching views. The attraction for a family is complete with the tennis court, swimming pool and the benefit of a paddock across the road, opposite the house.

Sympathetically updated over the years, the elegantly-proportioned and beautifully-appointed accommodation has lovely flowing space featuring a wealth of period features including timber-framed sash windows, some with folding shutters, wood panelling, aged beams, exposed floorboards and period fireplaces.

Recent upgrades by our selling client include new period-style cast iron radiators, halogen downlighters, where needed, plus wonderful traditional-style mosaic tiling to the entrance hall.

There are six good-sized bedrooms and a family bathroom on the first floor, including a principal suite with an attractive arched gable window offering a view over the gardens towards the church tower, and a further en suite. On the top floor, the extensive series of attic rooms have the potential to upgrade to provide additional accommodation, subject to any necessary consents.

The grounds around the house extend to just under three acres, with a lovingly-tended garden to the rear and side, creating a wonderful setting and providing a charming outlook from many of the rooms. The garden is arranged with distinct areas, separated by mature shrubs, wide borders and hedging. The principal area comprises two main tiers of lawn with well-stocked borders, and a brick and flagstone terrace offers delightful space for outdoor entertaining and a vantage point from which to enjoy the attractive surroundings.

Paths lead from the house to a pair of ponds enclosed by tall beech hedging, with a wide border bed and a seating area. At the higher level, lies a well-screened and sheltered swimming pool with paved surround, electric retractable cover, terrace and a pool house, with an enclosed tennis court to the side. A vegetable garden, with a greenhouse and a fruit cage, is tucked behind, with an orchard to the southwest.

A Grade II listed early 19th century mellow brick wall forms the entire boundary to the road side of the house and garden, with beech hedging enhancing the privacy to the front. A formal area of lawn spans the front elevation, crossed by a path giving access from a timber gate in the wall to the front door. A flagstone path enables access to the garden to the eastern side and to the Coach House. A further tall buttressed brick wall forms the principal part of the western boundary, contributing to the good levels of privacy enjoyed by the rear garden.

The 3.66 acre field lies on the opposite side of the High Street from the house, and benefits from direct access from the road, along with a right of way for access from the road over an adjoining field.

THE COACH HOUSE
Between the house and the driveway lies the attractive Grade II listed brick-built Coach House with its own brick and gravel forecourt. This building is divided into two main areas, with the L-shaped coach bay featuring tall double timber doors opening on to the forecourt and the stables, with timber stalls intact, accessed via a timber stable door from the forecourt onto which they also have a window. A small lobby to the rear has a personnel door leading to the main house parking and turning area and there is a large hayloft at first floor level reached by means of an open internal staircase to one end of the stables and a high-level loading door to the driveway gable end.

Location

The house is situated in an accessible location close to the centre of the pretty village of Wadhurst, named the best place to live in the UK in March 2023 by the Sunday Times and nestled within the High Weald Area of Outstanding Natural Beauty.

Wadhurst offers a good choice of amenities with local shops, including a butcher, delicatessen, hairdressers and florist, together with two supermarkets, including a Jempsons with a post office, a fine church, doctors’ surgery, a sports centre which is shared with the local secondary school, a garage, plus pubs, cafes and restaurants.

The significant town of Tunbridge Wells is approximately 7.5 miles to the north, with extensive High Street shopping, cultural and entertainment amenities, including two theatres and many restaurants, cafes and pubs.

Recreational facilities in the area include golf courses at Lamberhurst, Flimwell and Tunbridge Wells and Bewl Water, the largest stretch of open water in the South East with horse riding, walking and cycling trails, sailing, canoeing and fishing. There is a tennis club and football club near-by at Sparrows Green, as well as a good network of local footpaths in the vicinity.

State and private schools: There are many well-regarded schools in the area include Wadhurst primary, Sacred Heart Preparatory School and Uplands Community College in the village. Further preparatories include Marlborough House and St.Ronan’s (Hawkhurst), Holmewood House (Langton Green), The Mead and Rose Hill (Tunbridge Wells) and Skippers Hill (Five Ashes). At senior level, Mayfield School and Benenden for girls, Tonbridge for boys and Kent Cottage, Sevenoaks, Brighton, Eastbourne and Bedes for co-ed options. Limited places may be available at the Tunbridge Wells grammar schools, admission by performance in the 11-plus examination.

Mainline rail: Wadhurst (approximately 1.2 miles) with services to London Charing Cross (via London Bridge and Waterloo East) and Cannon Street with journey times from 64 minutes.

Communications: The A267 Frant Road links to the A21 and thereby to the M25 (junction 5) and the national motorway network. Gatwick airport is approx 27.7 miles to the west, with the Eurotunnel terminal at Folkestone approx 41 miles to the east.

Square Footage: 6,787 sq ft


Acreage: 6.5 Acres

Directions

Directions: From central Tunbridge Wells proceed out of the town on Nevill Street/Frant Road (A267). Continue through Frant before turning left on the B2099 towards Wadhurst. Stay on this road for about 3.7 miles, passing the turning to Lamberhurst (B2100), the primary school, the fire station and Green Square on the left and the driveway for Hill House is the next entrance on the left-hand side, just after the painted Wadhurst Village sign.

Additional Info

Services: Mains gas-fired central heating. Mains water, electricity and drainage.

Outgoings: Wealden District Council:[use Contact Agent Button]. Tax band H.

Agent's notes: 1) The field, used by the current owners for grazing horses, is subject to a typical overage covenant in favour of a previous owner of the property under which the previous owner has a 25% interest in any profit resulting from the development of the field. The covenant has approximately 20 years remaining before it expires.

2) Land West of Styles Lane and South of the High Street, TN5 6DZ. A planning application Ref: WD/2022/0391/MAJ for construction of 18 new dwellings (including 6 affordable dwellings) with associated hard and soft landscaping was refused - 31 March 2023.

3) Hill House owns the driveway up to the Coach House, with a right of way for access to the other dwellings.