GUIDE PRICE £725,000 - £740,000. A most impressive 4 bedroom 'halls adjoining' semi detached period property in the St. Johns quarter of Tunbridge Wells. Well maintained and with a host of period feature, the property enjoys good access to the town centre and mainline stations.
GUIDE PRICE £725,000 - £740,000. Located on Mereworth Road in the popular St. Johns quarter of Tunbridge Wells, a four bedroom 'halls adjoining' period property with good reception space, a host of period features, good sized rear gardens and tremendous potential for further extension and development into the loft, subject to the necessary permissions being obtainable. A glance at the attached photographs and floorplan will give an indication as to not only the size of this property but also the quality of the proposition. As currently arranged the property enjoys an attractive entrance hallway with stained glass panels both in the front door and in adjacent windows, two principal reception rooms (lounge & dining) each with period features and a large kitchen/breakfast room with further space at the rear for a separate lounge or snug area. Beyond the ground floor wc there is also a first floor family bathroom and the principal bedroom enjoys an additional en suite facility. There are four bedrooms in the property, some with period fireplace and others with fitted wardrobes. The property's rear gardens are of a good size and - given their urban location - pleasingly private. Subject to the necessary permissions being obtainable, we consider the property has excellent potential for further extension into the loft void.
Access is via a partially glazed door with inset stained glass panels, leading to:
ENTRANCE HALLWAY: Fitted coir entry matting, wood effect vinyl flooring, further leaded panel returning to the front with additional glass panel above the door. Picture rail, feature cornicing, textured ceiling, welcome arch, stairs to first floor, wall mounted thermostatic control, radiator. Understairs cupboard. Doors to:
LOUNGE: Carpeted, feature bay window comprised of three sets of recently fitted double glazed sash windows, dado rail, picture rail, feature cornicing. Good space for lounge furniture and entertaining. Feature fireplace with a stone hearth and wooden mantle, various media points. There are fitted shelves to one side of the chimney breast, radiator.
DINING/FAMILY ROOM/STUDY: Carpeted, dado rail, picture rail, feature cornicing, radiator. Cast iron fireplace with tiled slips and wooden mantle. Good space for table, chairs and entertaining. Double glazed French doors that lead to the rear garden.
KITCHEN/BREAKFAST ROOM: A large open plan space affording not only good kitchen areas but also space for a breakfast table and chairs and for further lounge furniture and relaxing - ideal indeed for a family! Tiled floor. Fitted with a range of pine carcass wall and base units with a complementary polished granite work surface. Space for a large American style fridge/freezer. Integrated dishwasher and washing machine. Integrated double electric oven and inset five ring gas hob over, stainless steel splashback with feature extractor hood over. Inset one and a half bowl stainless steel sink with mixer tap over. Double glazed window to the side with fitted blind. Inset spotlights to the ceiling, radiator, various media points. Double glazed French doors to the rear with further double glazed windows to either side each with fitted blinds. Cat flap.
CLOAKROOM: Fitted with a low level wc, wall mounted wash hand basin with taps over, part wood panelled wall. Wood effect vinyl flooring, areas of sloping ceiling.
FIRST FLOOR LANDING: Carpeted, dado rail, radiator, large loft access hatch. Doors leading to:
BEDROOM: Carpeted, radiator, double glazed window to the rear. Good space for double bed, textured ceiling. Cast iron fireplace with iron mantle and fitted pine double wardrobe to one side of the original chimney breast.
FAMILY BATHROOM: Fitted with a panelled bath, low level wc, pedestal wash hand basin with taps over. Vinyl tiled floor, radiator, dado rail, part tiled walls. Sash window to the side with roller blind and two inset opaque panels. Fitted cupboard housing hot water cylinder with shelves above.
BEDROOM: Carpeted, radiator, double glazed window to the rear. Good space for bed and bedroom furniture. Two smaller fitted cupboards, one to each side of the original chimney breast. Picture rail, textured ceiling and open to:
EN SUITE SHOWER ROOM: Fitted with a low level wc, feature wash hand basin with mixer tap over and storage below, glass shower door that leads to a fitted shower cubicle with single shower head. Tiled floor, wall mounted towel radiator. Opaque double glazed window to side and fitted blind.
BEDROOM: Carpeted, radiator, picture rail, feature cornicing, textured ceiling. Good space for bed and bedroom furniture. Feature shallow bay window comprised of three sets of recently installed double glazed sash windows.
BEDROOM/DRESSING ROOM: Carpeted, radiator, picture rail, feature cornicing, textured ceiling. Double glazed sash window to front.
OUTSIDE REAR: A low maintenance brick paved area to the immediate rear of the property with space for garden furniture and entertaining. The brickwork runs around the side of the property affording further good space for both storage as well as bins etc and runs in turn to a side gate which leads to the front garden. External tap. The garden is principally set to lawn with a combination of brick wall and retaining fencing. The gardens enjoys shallow shrub borders with a good combination of flowers, shrubs and small trees. There is a further raised rockery to the rear of garden as well as a detached wooden shed.
OUTSIDE FRONT: Essentially a low maintenance front garden with a path leading to the pavement.
SITUATION: Mereworth Road has good access to Tunbridge Wells town centre, both mainline railway stations and a number of highly regarded schools along the St. Johns Road. The town centre itself is little under a mile away with an excellent mix of social, retail and educational facilities including the Royal Victoria Place and nearby Calverley Road pedestrianised precinct with a further range of primarily independent retailers and restaurants along both the nearby Camden Road as well as the area between Mount Pleasant Road and the Pantiles towards the southerly side of the town centre. The town has two mainline railway stations serving both London termini and the South Coast and the property is well positioned to take advantage of either one. Most important of all is its location in relation not only to the local services at St. John which include two metro style supermarkets and a number of highly regarded restaurants, bars and independent retailers, but also a host of excellent grammar schools along the St. Johns Road. The property lends itself particularly well to any family seeking spacious accommodation with the real advantage of good sized gardens and the further potential to extend, STPP.
TENURE: Freehold
VIEWING: By appointment with Wood & Pilcher 01892 511211
AGENTS NOTE: The aforementioned large loft hatch leads to a particularly well sized loft area. This already has the advantage of fitted velux windows and some development and, subject to the necessary permissions being obtainable, we consider it offers excellent potential for further extension to the third floor to afford a master bedroom suite or similar space.
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