A spacious detached house located at the end of a private lane comprising 3 reception rooms, kitchen/breakfast room with separate utility room, five bedrooms over 2 floors, 2 with en-suites, family bath/shower room along with a substantial detached home office and large garage, barn (games room/gym) and stable complex with conversion potential, all set in five acres (tbv) of gardens and paddock.
Location & History: Water Mill House is located on the outskirts of Etchingham, an historic village mentioned in The Domesday Book. Its position on the south side of the upper reaches of River Rother provided an excellent river crossing. In 1166 The manor of Etchingham was gifted to the 'de Achyngham '(Etchingham) family by William I as one of his right-hand men. The moated manor house, long since demolished, stood at the point now occupied by the London to Hastings railway line. Some of the robbed out stone from the manor was believed to be used in the construction of the railway station buildings. The 14th-century church, originally built within the grounds of the manor where evidence of the moat can still be seen is dedicated to The Assumption of Blessed Mary and St Nicholas. On its spire is believed to be England's oldest brass weather vane. Etchingham is also home of Haremere Hall a Grade I listed Jacobean house set in 150 acres of parkland.
Locality: Along with the church, Etchingham also enjoys a post office/store, a butchers shop and bakery as well as a village hall, primary school and pre-school. Nearby Hurst Green also offers a range of local amenities including restaurants and an award winning farmshop. Further shopping facilities are to be found in the nearby historic town of Battle (8 miles to the south) or Royal Tunbridge Wells some 15 miles (to the north), which offers a wide variety of in and out of town shopping centres, supermarkets, theatres, cinemas, restaurants and bars.
Positioned well for the commuter, Etchingham railway station (some 1 mile away) provides services via Tonbridge Wells to London Bridge, Waterloo, Charing Cross and Cannon Street. Tonbridge also connects to Ashford International which provides a fast service to St. Pancras and Europe.
The Motorway network (M25) can be easily accessed at Junction 5 near Sevenoaks
The area is renowned for the quality, choice and commitment to excellence of its educational system in both the public and private sector. Noteworthy schools in the area include: Claremont Independent School (preparatory and senior), Vinehall School, Malborugh House and the Tunbridge Wells and Tonbridge Grammar Schools. Watermill House is also well placed for Benenden (girls) and Tonbridge(boys) Schools.
Accommodation List: Porch, reception two/dining room, reception one/sitting room, reception three/study, kitchen/breakfast room, utility room. Master bedroom with en-suite bath & shower room, two further double bedrooms, family bathroom, second floor bedroom with en-suite bathroom, bedroom five. Dry cellar. Large garden, ample parking, detached garage/barn (games room/gym/) & stable block, detached home office with three rooms, kitchen and shower room. Paddock amd grounds of five acres (tbv).
Wooden door to:
Entrance Porch: Leaded light windows to front and side. Quarry tiled floor. Door to :
Reception Two/Dining Room: 4.25m x 3.95m Double glazed window to the front. Ornate wooden fire surround with basket for open fire on stone hearth. Wooden floor. Pine panelled door to kitchen/breakfast room. Door to:
Reception One/Sitting Room: 4.97m (max.) x 4.85m Double aspect room with double glazed windows to the front and side with door leading out to the garden. Wooden floor. Wooden staircase to the first floor. Beams. Fireplace inset with basket for open fire. Inset ceiling lights, wall light points. Opens to:
Reception Three/Study: 3.95m x 3.16m Double glazed window enjoying views over the garden. Wooden fire surround inset with cast iron basket on tiled hearth with tiled slips, bookshelves to side. Wooden floor. Pine panelled door to:
Utility Room: Door leading to the side terrace. Fitted with range of storage cupboards with 'Camray' oil fired boiler and hot water tank. Base unit with sink inset into laminate worktop. Plumbing for washing machine. Space for tumble dryer. Tiled floor. Door to:
Kitchen/Breakfast Room: 4.31m x 3.27m Double aspect room with double glazed windows to the rear and side. Fitted with comprehensive range of oak base and wall units with wood edge worktop over inset with one and a half bowl sink unit with mixer tap. Integrated Neff dishwasher. Belling range cooker with extractor/light over. Space for upright fridge/freezer. Dresser unit with glazed display cupboards with central shelve. Over worktop lighting. Tiled splashbacks, tiled floor.
First Floor Landing: Matching pine panelled doors to all rooms. Door to staircase to the second floor.
Master Bedroom: 5.67m x 3.98m Double aspect room with double glazed windows to the front and side, enjoying views over the garden and countryside beyond. Wooden fire surround inset with cast iron basket. Inset ceiling lights. Door to:
En-Suite Bath and Shower Room: Double glazed window to the side, enjoying views over the garden and beyond. Fitted with white suite comprising back to wall WC with matching seat and wash hand basin set into range of white storage cupboards and drawers. Panelled bath, large shower/spa cubicle. Tiled walls. Inset ceiling lights.
Bedroom Two: 4.33m x 4.05m Double glazed window to the front. Wooden fire surround inset with cast iron basket. Three light spot track.
Bedroom Three: 3.88m (max.) x 3.38m Double aspect room with double glazed windows to rear and side. Double doored wardrobe cupboard with hanging rails and matching cupboards above.
Family Bath and Shower Room: Double glazed window to the rear. Fitted with white suite comprising WC with matching seat, pedestal wash hand basin and pine panelled bath set into tiled surround with shower over, curtain to side. Pine panelled ceiling and mirrored recess.
Door to stairs to the second floor landing: beams, storage space. Opening to bedroom four. Door to:
Bedroom Five: 4.36m x 3.19m Velux windows to the front and rear. Part sloping ceiling. Access to eaves storage space.
Bedroom Four: 3.94m x 2.91m Double glazed window to the front.
En-Suite Bathroom: Window to the side. Fitted with white suite comprising WC with matching seat, pedestal wash hand basin and panelled bath. Door to large walk in eaves storage cupboard. Beams.
Outside: The property is approached down an extensive private no through lane, leading to two separate drives, one gated area to the front with gate set into old stone wall leading to the front courtyard and a second giving access to the detached outbuilding and providing further ample parking.
To the front of the property are stone steps leading down to:
Dry Cellar: 4.95m (max.) x 4.88m
Garage, Barn & Stable Complex:
Double Garage: 7.40m x 6.60m Two double opening doors to the front, windows to the side, light and power connected. Extensive roof storage space. Door to ante room. Door to:
Barn: (currently used as games room/gym) 9.80m x 7.40m Double opening door to the front. Windows and doors to the rear. Considered to have potential for a variety of uses. A covered walkway to the rear gives access to the:
Stable Yard: 14.40m x 3.20m (overall) Enclosed by post and rail fencing. Comprising three large loose boxes with additional tack room/store. Stone water trough. Gate to the upper paddock.
Detached Home Office: (annexe potential subject to change of use consent)
Entrance Hall: leading to fitted kitchen area and lobby with door to shower room. Door leading to side terrace.
Room 1: 2.87m x 2.27m Windows to front and side.
Room 2: 2.75m x 2.38m Windows to front and side.
Room 3: 2.82m x 2.38m Windows to side.
Grounds: The sizable gardens are predominantly laid to lawn with a paved terrace to the rear of the house, perfect for barbecues and al fresco eating and featuring a glass covered well. There is also a large former mill pond along with the remains of the original water mill. The gardens are hedged and fenced to all sides with gates on the rear boundary giving access to the lower paddock.
The gardens and grounds are believed to measure 5 acres in total (tbv).
Services: Mains water and electricity are connected. Private drainage. Oil fired central heating.
Main House: 191 m2 (approx.)
Annexe/Office: 40 m2 (approx.)
Barn/Workshop: 168 m2 (approx.)
EPC Rating: 'E'
Council Tax Band: 'F'
Local Authority: Rother District Council
Transport Links: Etchingham mainline station providing services to London Charing Cross, London Bridge and Cannon Street via Tunbridge Wells, Tonbridge & Sevenoaks. Ashford International Station is some 40 minutes drive away with trains to St Pancras and Eurostar services to Europe.
The Motorway network can be accessed at Junction 5 to the north of Sevenoaks via the A21.
Directions: On the A21 travelling south continue over the Flimwell traffic lights and on into Hurst Green. In the centre of the village turn right on to the A265, signposted Lewes. Continue on this road to the sharp bends at the top of the hill, as the road starts to descend take the left turn down the unmarked tarmac lane. Follow the lane almost to the end and Water Mill House will be found on the right hand side.
Viewing: All viewings by appointment through the Country Property Group. A member of the team will conduct all viewings, whether or not the vendors are in residence.