5 Bed House For Sale
Cat Street, Upper Hartfield, TN7

£2,350,000 (Freehold)

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1930's country house affording spectacular far reaching views across the breath-taking Ashdown forest
Secondary accommodation with a detached single storey self-contained annex
Peaceful and secluded location at the end of a long private lane
Formal gardens, woodland and paddocks extending in total to 18.59 acres
Tennis court, numerous brick outbuildings and stores
Adaptable and well maintained living accommodation taking full advantage of the outstanding views

Affording spectacular rural views, a fine 1930’s detached country house with ancillary accommodation occupying gardens, woodland and paddocks extending to 18 acres offering peace and seclusion in an idyllic rural location. This impressive family home is beautifully positioned at the end of a long private lane and offers adaptable accommodation with the majority of the rooms arranged for the full appreciation of the stunning views. The property is surrounded by beautifully kept areas of gardens and grounds with formal gardens adjoining the main house beyond which is an extensive meadow land, paddocks and a mature woodland, the total plot extends to 18.59 acres. Within the grounds there are a range of useful and well maintained outbuildings to include a single storey full self-contained annex, which comprises a triple aspect sitting room, a fully equipped kitchen, a bedroom with French doors opening to the gardens and a separate shower room. The main house enjoys an exception southerly facing position with unrivalled views towards the Ashdown Forest and offers flexible accommodation which comprises in brief on the ground floor, an entrance lobby, a reception hall, a cloakroom, a fine triple aspect drawing room with offset dining area, a fine part brick conservatory, a modern refitted fully equipped kitchen/breakfast room, a double aspect sitting room, and a useful utility. There are four generous size bedrooms and three bath/shower rooms on the first floor one of which has a balcony with views towards Gills Lap. A staircase serves each end of the house creating flexibility for an informal separation/multigeneration living if required. The gardens and grounds provide a fine backdrop and afford spectacular far reaching views. EPC Band E. Council Tax Band G.

The living accommodation with approximate room measurements comprise:

Glazed double doors into ENTRANCE PORCH: quarry tiled flooring, further glazed double doors into: RECEPTION HALL: staircase rising to the first floor landing, window to front.

CLOAKROOM: comprising low level WC, wall mounted wash basin, window to front, tiled flooring.

DRAWING ROOM: 30’3 x 18’11 a fine triple aspect room, windows overlooking the front, side and rear of the property affording spectacular views, open fireplace with duck’s nest style grate, marble surround, DINING AREA: glazed doors with adjacent side panels opening to the garden room.

GARDEN ROOM: 24’9 x 8’1 a spectacular triple aspect room, windows to both sides and rear affording magnificent views, glazed double doors opening to the patio and garden.

KITCHEN/BREAKFAST ROOM: 14’11 x 14’3 beautifully fitted with a range of units to eye and base level and comprising single bowl single drainer stainless steel sink unit with mixer tap, cupboards and concealed dishwasher beneath. Adjoining work surfaces, further range of units to eye and base level, range cooker with extractor canopy over, integrated tall standing fridge and freezer, integrated wine cooler, tiled flooring, window to side, glazed double doors opening to the garden room.

UTILITY ROOM: comprising single bowl single drainer stainless steel sink unit with mixer tap, cupboards above and below, space and plumbing for domestic appliances, under stairs storage cupboard, window to rear, glazed door opening to the rear lobby.

SITTING ROOM: 12’0 x 12’0 double aspect room, windows overlooking the rear and front of the property affording spectacular views, open fireplace with duck’s nest style grate, marble insert and decorative tiled hearth.

From the reception hall, a staircase rises to the FIRST FLOOR LANDING: window to front, deep walk-in storage cupboard, built-in linen cupboard, hatch giving access to loft space.

PRINCIPAL BEDROOM: 17’7 x 11’1 double aspect room, windows overlooking the side and rear of the property affording spectacular views, built-in dressing table, built-in double wardrobe, door into: EN-SUITE BATHROOM: comprising enclosed bath, chrome mixer tap with handheld shower attachment, washbasin, low level WC, fully tiled walls, windows overlooking the front and side of the property with views across the gardens.

BEDROOM 2: 11’0 x 11’1 built-in double wardrobes, glazed double doors with adjacent side panels opening to a private balcony affording spectacular views.

BEDROOM 3: 14’6 x 10’0 double aspect room, windows overlooking the side and rear of the property affording spectacular views, built-in double wardrobe.

BEDROOM 4: 12’3 x 12’3 double aspect room, window overlooking the front and rear of the property affording spectacular views, built-in wardrobe.

BATHROOM: comprising enclosed bath, chrome mixer tap, pedestal washbasin, low level WC, bidet, part tiled walls, window to front, built-in storage cupboard.

BATHROOM 2: comprising enclosed bath, twin chrome mixer tap, pedestal washbasin, low level WC, part tiled walls, window to front, hatch giving access to loft space.

Secondary staircase descending to the utility room.

OUTSIDE

The property is beautifully approached via a sweeping gated driveway which gives access to a substantial parking area to one side of which is a DETACHED PITCHED ROOF GARAGE: 17’3 x 11’3. To the northern boundary of the property is an extremely attractive part walled garden interspersed with a variety of fruit trees and to one side of which are several OUTBUILDINGS to include a pitched roof gardeners shed, a glasshouse, a substantial brick built outbuilding consisting of five store rooms and a useful tractor store.

There is a fine and generously proportioned separate SELF CONTAINED ANNEX, originally designed as a pull house, and could provide self-contained accommodation which currently comprises a large open plan 23’2 x 10’1 SITTING ROOM, a fully equipped KITCHEN 10’2 x 10’1, a good sized DOUBLE BEDROOM 26’3 x 10’1 with French doors opening to the gardens and a separate SHOWER ROOM.

Beyond the walled garden and nestled to the side of the plot is an all weather TENNIS COURT which is screened by high natural hedging.

GARDENS AND GROUNDS

A formal flagstone seating terrace spans the entire width of the rear of the house with shallow steps immediately adjoins the rear of the house and affords some of the most spectacular views in the area across the neighbouring rolling fields and open countryside with the Ashdown Forest beyond. From this seating terrace shallow steps descend to an area of rolling lawn interspersed and flanked with a wide variety of mature shrubs and trees providing a fine backdrop and offering total peace and seclusion. To the corner of this formal gardens is a charming brick and oak constructed thatched garden room which enjoys a pleasant outlook back towards the main house. Beyond the formal gardens is the remainder of the grounds which comprise an area of mature woodland, small ponds, rolling meadow land and a mature paddock, the whole extending to some 18.59 acres.

SERVICES: Oil fired central heating, mains water and electricity and private drainage. The Weald and District Council Tax is G.

Location Summary

Gills Leap is located in a spectacular rural setting on the edge of Hartfield and the end of a long and meandering private driveway. The property affords outstanding views up to Ghylls Lap on the Ashdown Forest which is approximately 3.2 miles by road. The Ashdown Forest is an ancient area of heathland and the highest sandy ride within the High Weald are of outstanding natural beauty, also made famous worldwide by A.A. Milne’s Winnie the Pooh books. Hartfield village boasts a range of public facilities including a village shop, tea rooms, a butchers/farm shop, a doctor’s surgery and a highly regarded primary school as well as a country pub. The area is renowned for its natural beauty and for being the gateway to the Ashdown Forest. Nearby Forest Row offers an excellent range of shopping and leisure facilities with day to day needs including two supermarkets. The recreation centres in the area East Grinstead and Tunbridge Wells approximately six and seven miles away respectively both offering rail services to London. The nearest railway stations are Cowden and Ashurst which provide services to London Bridge and Victoria in just under one hour. There is a bus service providing a regular service from Hartfield to Tunbridge Wells (including a school bus) and to East Grinstead and Crawley. There are primary schools in Hartfield, Forest Row, Withyham and Groombridge and preparatory schools including Holmewood House (Langton Green), Brambletye (East Grinstead) and Cumnor House (Danehill), at secondary level, The Beacon Academy and Uckfield Community College. Privately the Michael Hall Steiner School in Forest Row, Bedes in Upper Dicker, Eastbourne College, Mayfield School for Girls, Ardingly, Worth and Hurstpierpoint Colleges.

Council Tax Band: G