5 Bed House For Sale
Old Lane, St. Johns, TN6

Guide Price £1,200,000 (Freehold)

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Beautifully positioned 4/5 bedroom detached home adjoining the breath-taking Ashdown Forest
Stunning and secluded parkland like grounds extending to 1.5 acres
Versatile and spacious accommodation extending to 2,539 sq ft
Beautifully re-fitted re-fitted kitchen/breakfast room
Large sitting room with full width doors opening to the terrace and gardens
Master bedroom with en-suite
Separate double aspect dining room

Located in an idyllic semi-rural position a 4/5 bedroom (4 bath/shower rooms) detached home occupying a secluded and southerly facing plot of about 1.5 acres enjoying direct access to the Ashdown Forest forming part of the highly desirable Warren Area. This outstanding home offers light and spacious accommodation which extends to 2,570 sq. ft and has been updated and modernised in recent years, improvements including new gas fired boiler, replacement double glazed windows and doors, and a stunning refitted and bespoke kitchen/breakfast room. The gardens grounds are a particular feature and provide a spectacular backdrop with a decked seating terrace spanning the entire width of the rear of the house the remainder laid to a parkland type setting interspersed with a wide variety of mature shrubs and specimen trees the whole providing a fine southerly aspect with a gate giving direct access to the Ashdown Forest. The versatile accommodation comprises in brief on the ground floor a gabled entrance, a good sized reception hall with walk-in coats cupboard, a shower room, a study/bedroom 5, an impressive triple aspect sitting room with patio doors opening to the rear terrace and gardens, a large double aspect family room, a refitted and bespoke kitchen/breakfast room and a separate utility room. From the reception hall a staircase rises to the first floor landing, a double aspect master bedroom with extensive built-in wardrobes, bedroom furniture and en-suite shower room, a guest bedroom (with en-suite, currently at first fix stage), two further bedrooms and a family bathroom. Outside, the property is approached via twin timber gates which give access to a substantial driveway providing parking for a number of vehicles and leading in part to a detached double garage with up and over door. Within the grounds there is a useful timber stable block which provides ideal storage space/potential to convert to provide a home office. The gardens and grounds offer peace and seclusion and provide a fine rural backdrop. The total plot extend to 1.5 acres. EPC Band C. Council Tax Band G.

The accommodation and approximate room measurements comprise:

GABLED COVERED ENTRANCE: oak front door with glazed insert and adjacent floor to ceiling double glazed side panel into RECEPTION HALL: staircase rising to the first-floor landing, bank of skylight windows, oak flooring, built-in coat cupboard.

SHOWER ROOM: comprising walk-in shower with wall mounted chrome shoer unit, glazed shower screen, wall mounted wash basin, low level WC with concealed cistern, fully tiled walls and flooring, opaque double glazed window to front, recessed spotlighting, heated towel rail.

STUDY/BEDROOM 5: double aspect room, double glazed windows overlooking the side and rear of the property with fine views across the terrace and gardens, coved ceiling, oak flooring.

FAMILY ROOM: a fine double aspect room, double glazed windows overlooking the front of the property, sliding double glazed patio doors opening to the rear terrace and affording fine views across the gardens and grounds, built-in storage cupboard with matching shelving, wall light points, oak flooring, coved ceiling.

SITTING ROOM: A fine triple aspect room, double glazed windows overlooking the sides of the property, full width sliding double glazed patio doors opening to the rear terrace affording a stunning outlook across the gardens and grounds, a handsome open brick fireplace with matching hearth and oak mantel over, wall light points, oak flooring, coved ceiling, bi-folding doors into kitchen/breakfast room.

KITCHEN/BREAKFAST ROOM: beautifully re-fitted with a range of bespoke units to eye and base level and comprising recessed one and half bowl Franke sink unit with mixer tap, cupboards and concealed Hotpoint dishwasher beneath. Adjoining granite work surfaces, further range of units to eye and base level, space for range cooker with extractor canopy over, integrated tall standing fridge, tall larder style units, granite uprights, central island with granite surface over, cupboards and retractable dustbin store beneath, under unit spotlighting, granite uprights, double glazed windows overlooking the front and rear of the property, recessed spotlighting, tiled flooring, door into utility room.

UTILITY ROOM: comprising single bowl single drainer sink unit with mixer tap, cupboard and space for domestic appliance beneath. Adjoining work surfaces, wall mounted Worcester gas fired boiler (replaced 2023), double glazed window overlooking the rear of the property, tiled flooring, part glazed stable style door opening to the side path and garden.

From the reception hall a timber staircase ascents to the PART GALLERIED FIRST FLOOR LANDING: airing cupboard housing pressurised hot water cylinder.

MASTER BEDROOM: double aspect room, double glazed windows overlooking the front and rear of the property enjoying stunning views across the gardens and grounds, hatch giving access to loft space, extensive range of built-in wardrobes and built-in bedroom furniture, door into EN-SUITE SHOWER ROOM: comprising fully tiled enclosed double width shower cubicle with wall mounted shower unit, wall mounted wash basin, low level WC with concealed cistern, part tiled walls, tiled flooring.

GUEST BEDROOM double glazed double doors with adjacent floor to ceiling side panels opening to a PRIVATE BALCONY which affords a stunning view across the gardens towards, built-in double wardrobe, door into further EN-SUITE SHOWER ROOM (currently at first fix stage).

BEDROOM 3: double glazed window overlooking the rear gardens enjoying stunning fine views across the gardens and grounds, wall light points.

BEDROOM 4: double glazed window overlooking the front of the property.

FAMILY BATHROOM: comprising double ended bath with wall mounted chrome mixer tap, low level WC, pedestal washbasin, fully tiled walls, opaque double glazed window to front, tiled flooring.

OUTSIDE
The property is approached via twin timber gates which give access to a large tarmacadam driveway providing parking for an extensive number of vehicles to one side of which is a useful covered dustbin/log store. The driveway continues to a DETACHED PITCHED ROOF DOUBLE GARAGE: up and over door, electric car charging point to one side, power and light connected, eaves storage space over. To the rear of the garage there is a detached timber STABLE BLOCK comprising of two loose boxes with a concrete hardstanding to the front.

GARDENS AND GROUNDS
The gardens and grounds have been extensively landscaped and provide a spectacular peaceful and secluded setting with a substantial decked seating terrace spanning the entire width of the rear of the house bound by timber balustrades with shallow steps descending to the remainder of the gardens. The remainder of the gardens and grounds are laid predominantly to a park like setting with expanses of rolling lawn interspersed and flanked with a wide variety of mature shrub beds including banks of rhododendron and numerous mature pine trees. Within the grounds there is a pretty ornamental water feature with a meandering rockery leading to a further natural pond and a further seating area which affords a stunning outlook across the grounds. A gate to the far boundary provides direct access to the adjoining Ashdown Forest, the inspiration behind A.A. Milnes Winnie the Pooh books. The total plot extends to some 1.5 acres.

Location Summary

Burnham Brae is beautifully positioned in a quiet, secluded location at the end of a long driveway accessed off Old Lane forming the ever-desirable Warren Area. The house immediately adjoins the breath-taking 6,500 acre Ashdown Forest, the inspiration behind A.A. Milne’s Winnie the Pooh books. St. John’s primary school is within a short stroll as is Crowborough town centre which provides a range of shopping and public facilities including several supermarkets, coffee shops, banks and building societies and a public library. In addition, Crowborough offers a popular and recently re-furbished leisure centre and a regarded golf course. A more comprehensive range of shopping and leisure facilities can be found in nearby Tunbridge Wells with its famous Pantiles, large shopping mall and theatres. The area is well served with railway services to London; Crowborough Station provides a direct service to London Bridge in about one hour. A faster commuter service can be found at Tunbridge Wells with trains to Charing Cross, London Bridge and Cannon Street in about 50-55 minutes.

Council Tax Band: G