Padgham Lane, Dallington, Heathfield, TN21

**Guide Price £1,300,000 - £1,350,000**
A wonderful opportunity to acquire a detached house of charming character in this unspoilt stretch of East Sussex countryside with excellent equestrian facilities, outdoor arena, tennis court, lake and pasture fields – in all about 15.3 acres.

Description
Grooms Cottage is a detached house of charming character, originally built as a groom’s cottage, converted and extended in 2013 with an emphasis on providing good insulation. The elevations are brick, weatherboard-clad beneath a tiled roof and there is oil-fired central heating and hardwood sealed unit double glazed windows. Many of the rooms have reclaimed pine floors.
The main features are:
• Covered porch to reception hall with door to south-facing sheltered terrace with chamomile lawn. Cloak/shower room with shower cubicle, basin and WC.
• The well-proportioned sitting room is triple aspect and has a brick fireplace with wood burner, double doors to the sheltered terrace. Bedroom 3/dining room is also a good sized room.
• The farmhouse-style kitchen/breakfast room has twin glazed sinks, plumbing for dishwasher working surfaces with cupboards and drawers beneath and wall cupboards above. Electric Esse range cooker with extractor hood over.
• The spacious utility/boot room has a stainless steel sink with working surfaces and cupboards beneath, plumbing for two washing machines and vent for dryer, oil-fired central heating boiler, space for fridge and door to the rear courtyard.
• The first floor is approached by a staircase to a large landing/study area. There are two further bedrooms, one being double aspect and with a clothes cupboard.
• The family bathroom has a bath with shower attachment, basin and WC.

The Equestrian Facilities
These are located within easy reach of the house and comprise an enclosed barn of 2,598 sq ft which has a central concreted aisle and incorporates four large loose boxes, two pony boxes, tack/feed room, hay storage area, workshop and three-bay open-fronted section.
In addition, there is a fence enclosed sand school, all of which is serviced by a wide concreted yard providing ample parking and turning space for cars/lorries. Three field shelters. Tractor shed 18’2 x 10’6 plus log store. Bark-covered turnout area with planning consent for an agricultural barn (reference RR/2022/273/FN).

The Garden and Grounds
These are approached over a private drive of some length via an electrically operated five bar gate culminating by the house and also the stable complex.
There is an area of sheltered south-facing garden to the front which is planted with chamomile, lawns and a selection of established trees and shrubs. Enclosed aviary.
Open-fronted two-car garage 19’2 x 15’2. Hard tennis court. Adjacent timber summer house. 68 solar panels.
In addition there are pasture fields and woodland shaws as well as a wilded area with spring fed lake.
In all about 15.3 acres.