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**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."