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" Charles Wycherley Independent Estate Agents are pleased to introduce to the market, Patchway in Wellgreen Lane, Kingston. The property is a single storey, easily maintained property, laid back in a large front garden and having grounds of just under two acres. The property has 3 double bedrooms including a master bedroom suite with dressing area and ensuite bathroom and there is an excellent family shower/bathroom. The property has an ?L` shaped dining/family room and a 16` (4.88m) sitting room, with a superb fitted kitchen, both having magnificent views over the garden and to the South Downs. There is a long driveway for multiple cars and 2 garages, the gardens have formal and natural areas with significant wildlife, and backs onto open farmland.

The property is superbly located with fine views and is approximately a one mile walk into ?old` Lewes, as well as having almost immediate access to countryside. Kingston Primary School is very well regarded and is just a few hundred yards walk, with the local inn, village hall, church and village green just beyond. There is easy access to the coast at Newhaven and Seaford via the C7, approximately 6 miles, and Brighton, Lewes and Eastbourne via the A27 at the other end of the village.

ACCOMMODATION WITH APPROXIMATE MEASUREMENTS COMPRISES:-

ENTRANCE PORCH & HALL
Radiator. 2 Wall light points. Alarm panel. Telephone point. Arch to inner hallway.

BEDROOM 1
12`6 x 12`1 (3.84m x 3.68m). uPVC double glazed window with Cedar cill with south facing aspect to front garden. 2 Double wardrobe cupboards with hanging rail and shelf over. Radiator with thermostat. Cornice.

INNER HALLWAY
Thermostat. Storage cupboard.

BEDROOM 2
11`6 x 10` (3.54m x 3.05m). uPVC double glazed window to long reaching views over large garden and beyond to Kingston Ridge and the South Downs. Radiator. Double wardrobe cupboard with hanging rail, shelf over, drawers and stacked shelving. Cornice.

SHOWER/BATHROOM
8`5 x 6`1 (2.59m x 1.82m). uPVC double glazed frosted window. Suite comprising panelled bath with mixer taps, pedestal wash basin and low level w.c. Shower compartment with Aqualisa independent shower, shower tray and tiled walls. Shaver point. Radiator. Tiled walls and floor.

DINING AREA
18`6 x 17`4 (5.67m x 5.30m). ?L` shaped room extending towards Kitchen, with a depth of 23`9 (7.28m). uPVC double glazed window to front garden area. Brick chimney breast with open fireplace and tiled hearth. Exposed brick wall with wooden shelves. 2 Wall light points. Cornice. Radiator. Door to entrance hall and open beam to hall area as part of the dining area. Wall light. Glazed double doors to Kitchen and doors to Sitting Room, Utility Room and to:-

MASTER BEDROOM SUITE (3)
Bedroom area: 13`1 x 12`5 (3.90m x 3.81). uPVC double glazed window with wooden cill and southerly aspect. Full range of wardrobe cupboards to west wall with 2 mirrored doors, double hanging rails and fitted shelves. Door to:-
Dressing area: 4`5 x 3`3 (1.37m x 1.00m). Double wardrobe cupboard with hanging rail and shelf over. Door to:-

ENSUITE BATHROOM
10`6 x 5`2 (3.23m x 1.58m). uPVC double glazed frosted window. Modern suite of panelled bath with mixer taps and shower attachment. Low level w.c. Wash basin with mixer taps in unit with cupboards and drawers under and lighting over. Tiled walls and floor. Radiator and towel rail. Cornice. Recessed spotlighting. Fitted mirror.

SITTING ROOM
20`8 x 14`5 (6.3m x 4.42m). Double aspect room with uPVC double glazed patio doors and far-reaching views over the large garden to the South Downs beyond. Brick arch and chimney with brick side stand and tiled hearth. Wooden shelves. 3 Wall light points. Dimmer switch. 2 Radiators. Telephone point. TV point. Glazed doors to:-

UTILITY ROOM
9` x 5`4 (2.74m x 1.65m). uPVC double glazed window and door to rear garden terrace. Stainless steel sink unit with single drainer and cupboard under. Space and plumbing for washing machine. Cupboard housing Vaillant gas fired boiler. Double airing cupboard with pre-lagged copper hot water tank, slatted shelves over and to side. Double wall cupboard. Space for fridge and freezer.

KITCHEN
15`6 x 11`3 (4.75m x 3.44m). Double aspect with uPVC double glazed window having easterly aspect and double patio doors to the rear garden. Fitted kitchen with 1.5 bowl stainless steel sink unit with mixer taps and granite worktops to each side, drawers and cupboards under. Bosch fitted dishwasher. Bosch 4-ring ceramic halogen hob and extractor fan with light and hood over. Drawers and cupboards under. Fitted Bosch fridge/freezer with cupboards over. Neff double oven with cupboards under and wall cupboards over including glazed cupboards. Tiled splashbacks. Breakfast bar with granite top and seating area. Recessed spotlights and drop light.

OUTSIDE

FRONT GARDEN
A 5-bar timber gate opens to a long brick pavier driveway and parking area, providing parking for at least 4 cars in addition to the 2 GARAGES, both 13`5 x 9`5 (4.12m x 2.90m) with up-and-over doors. Lawned garden with shaped borders and Laurel tree screen to the east side and Copper Beech screen to the front. Crazy-paved area with outside light to the east side and leading to the rear garden. Wrought iron gate to small front yard with water tap and path leading to:-

REAR GARDEN
Elevated crazy-paved seating area with far-reaching views over the garden to the South Downs. The terrace has a return around to Bedroom 2 and Utility Room. Outside light and water tap. Magnificent Heather bed and half-circular steps lead to long lawned garden with mixed Laurel trees apple trees. 2 Timber sheds, 16` x 6`5 (4.88m x 1.98m) and 11`2 x 7`9 (3.41m x 2.40m). The garden has timber bridges to the west leading to the natural garden. In this area there is a grass path through trees and there is a central brook with reeds and considerable wildlife. The rear boundary backs onto open farmland and the whole garden extends to just under 2 acres.


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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