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" Charles Wycherley Independent Estate Agents are delighted to introduce to the market this architect designed detached house with balconies, veranda and large front and rear gardens. The house and gardens are off a little known private road, nestled below Kingston Ridge, with magnificent South Down and countryside views to the south and west and incredible far-ranging views to the east over the valley to Mount Caburn and Firle Beacon. The property is arranged to make the most of the views with a split-level landing giving five bedrooms, two bathrooms, a spectacular high ceiling sitting room, kitchen/family room and study. There is a huge 32` (9.75m) integral garage and workshop which could be converted into a further large reception room. The windows are double glazed with wooden frames, there is gas central heating and multiple parking to the front garden.

This property is in a wonderful quiet location and close to the village itself. Kingston is a popular village just two miles from Lewes and has easy access to the A27 with connects to Eastbourne, Brighton with the two universities, and the A23 to Gatwick and London beyond. The village has an excellent primary school, the popular Juggs Arms, the village hall with nursery, parish church, as well as the village green/sports field with pavilion and tennis courts. Church Lane borders the South Downs with wonderful walks across the range towards Brighton and a walk that many take into Lewes. Lewes has an attractive historic core with three superstores, period buildings, individual shops, cafes and restaurants, as well as the excellent new Depot Cinema and a commutable Railway Station (London Victoria approx. 65 mins & London Bridge 95 mins).

ACCOMMODATION WITH APPROXIMATE MEASUREMENTS COMPRISES:-

SECOND FLOOR

LANDING
Split-level with Velux roof light. Stairs to first floor with pine balustrades and open wood half-circular stairs. Exposed brick walls. Linen cupboard with deep shelves.

ROOF STORAGE AREA
29`7 x 13`4 (9.02m x 4.06m). 2 Velux roof lights and far-reaching view over the valley to Mount Caburn and Firle Beacon. N.B. Potential as a master bedroom with ensuite.

BEDROOM 1
23`7 x 10`7 (7.19m x 3.23m). Double aspect room. Radiator. Dressing table with drawers under. Glazed barn door and side panels to Balcony: 9`6 x 7`2 (2.90 x 2.18m) with superb views to the South Downs to Kingston Ridge and across the valley to Mount Caburn to the south and west. Bench seat.

SHOWER/BATHROOM
10`5 x 8`4 (3.18m x 2.54m). Tile panelled bath with hand grips and tiled walls surrounding. Shower cubicle with Triton independent shower, tiled walls, shower tray and downlighter over. 2 Wash basins with mixer taps, double cupboards under. Low level w.c. Bidet. Tiled shelves. 5 Wall lights. Glazed window lights.

HALF LANDING

BEDROOM 2 (currently used as a Dining Room)
12` x 11`7 (3.66m x 3.53m) widening to 14`6 (4.42m). Double glazed picture window with magnificent views to the South Downs to south and west. Radiator. 3 Wall light points.

FIRST/GARDEN FLOOR

LANDING
Looking over the entrance hall with brick walls, oak wood strip floor and pine balustrades. Eyeball spotlights to pine ceiling. 2 Wall light points. Storage cupboard. Glazed door to rear garden. Stairs to:-

UPPER LANDING
Double shelved storage cupboard with hatch to roof space.

BEDROOM 3
17`2 x 8`2 (5.23m x 2.49m). Double glazed casement window to incredible South Down views to the south. Radiator.

BEDROOM 4
14` x 9` (4.27m x 2.74m). Double aspect with double glazed window to deck and view to garden. Radiator.

BEDROOM 5/STUDY
15`3 x 8`10 (4.65m x 2.69m). Double glazed casement window with superb South Down views. Radiator. Telephone and TV points.

SHOWER ROOM
8`7 x 7`10 (2.62m x 2.39m). Frosted double glazed window. Tiled shower cubicle with independent shower, shower tray and downlighter over. Low level w.c. 2 Pedestal wash basins with 3 wall lights over. Radiator. Shelved cupboard. Downlighting.

UTILITY ROOM
7` x 6` (2.13m x 1.83m). Stainless steel sink unit with single drainer and worktops to each side with cupboards under and space and plumbing for washing machine. Space for fridge/freezer.

KITCHEN/FAMILY ROOM
20`2 x 12`7 (6.15m x 3.84m). Triple aspect room with double glazed window and double doors to rear garden. Fitted kitchen units with solid Maple wood doors and under unit lighting. Stainless steel twin bowl sink unit, mixer taps and worktops to each side with cupboards under. Space and plumbing for dishwasher. 4-ring AEG gas hob with stainless steel extractor fan and cupboards over. Stainless steel AEG electric oven and microwave oven. Space for fridge/freezer and cupboards over. Fitted shelves. Spotlights. Double radiator. Wood strip floor. Glazed window lights to sitting room and to front and side gardens.

GROUND FLOOR

ENTRANCE PORCH
Outside light and stone slabbed step. Entrance door to:-

RECEPTION HALL
11` (3.35m) ceiling height and wooden steps to galleried landing with pine balustrades. 2 Wall lights. Exposed brick walls. Double cloaks cupboard. Alarm panel. Thermostat and electronic programmer.

STUDY/BEDROOM 6
10` x 9`1 (3.05m x 2.77m). Double glazed casement window overlooking the front garden and beyond to the South Downs. Radiator. Door and glazed panel to hall. Telephone point.

SITTING ROOM
19`5 x 17`8 (5.92m x 5.38m). Double aspect room with full ceiling height windows and glazed doors to balcony deck with superb view to the South Downs to the south and west. Double glazed windows to both sides of the fireplace, with views of Mount Caburn and the valley. Brick fireplace and chimney breast with brick hearth and open fire. Pine ceiling. Exposed timber beams. Wall lights. Door and stairs to upper landing. Glazed light to kitchen. Fitted shelves and cupboard.
N.B. There is potential for opening-up the sitting room into the study/bedroom 6 and inner hallway for an open-plan sitting room/kitchen and/or opening further to a split-level into the current kitchen/family room.

INTEGRAL DOUBLE GARAGE & STORE ROOM
32`1 x 16`9 (9.78m x 5.11m). N.B. Potential for conversion to further living accommodation and/or annexe. 2 Single up-and-over doors (1 door is automatically controlled). Strip light. Central column. Electric fuse box. Rear section with pit, glazed door and window to rear garden and window to side. Vokera gas fired boiler. Ariston hot water cylinder. Fitted shelf. Door to Cellar/Workshop 16` x 9`9 (4.88m x 2.97m) with electric light and fitted shelves.

OUTSIDE

FRONT GARDEN
?U` shaped driveway providing parking for many cars. Brick steps to both sides with central shrubbery and lawn. Car parking area leading to garage. Lawn to east side. Access to large west facing side garden.

REAR GARDEN
Balcony deck surrounding the sitting room and kitchen, with steps to paved area and having entrance to garage and kitchen. Water tap and wall light. West facing veranda. Circular deck with pebble steps and path with sleeper steps to lawned side garden. Circular steps to paved patio with fine views to the South Downs. Central lawn with trees and shrubbery surrounding. Wild plant area and rockery. Wood store under deck.







Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

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