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" DESCRIPTION Kings Estates are delighted to offer this spacious (1236 Sq Ft / 114.8 Sq M) and versatile 3 bedroom Victorian town house, situated in a popular and convenient position within the St James' area of Tunbridge Wells. Internal viewing is an absolute must! 

SITUATION The property is located in a popular and quiet residential road in the St James' quarter of Tunbridge Wells and is considered to be within the catchment area for highly regarded St. James' primary school. Also within close proximity is the recently refurbished and impressive Grosvenor and Hilbert Park. The park now enjoys a host of facilities including areas of football pitches, a cafeteria, an ornamental lake and most attractive further areas of medieval woodland. High Brooms railway station is readily accessible from the property being accessed via the aforementioned Grosvenor and Hilbert Park. The town itself is some 10 minutes distant with access primarily along Camden Road, a popular street with a host of independent retailers and highly regarded restaurants. The Royal Victoria Shopping Centre and nearby Calverley Road pedestrianized precinct sit beyond this where the majority of the town's multiple retailers can be found. Beyond this the town enjoys Mount Pleasant, the old High Street, Chapel Place and the Pantiles where a further selection of primarily independent retailers, restaurants and bars can be found. 

ACCOMMODATION Approximate Gross Internal Area 1236 Sq Ft / 114.8 Sq M.  

GROUND FLOOR (ENTRY LEVEL) Entrance door leading to and from the Sitting Room. 

SITTING ROOM 11' 3" x 11' 1" (3.43m x 3.38m) Sealed unit double glazed sash style window to front. Fireplace with wood burner in situ, ceiling downlighters, original wood floor boards. Doorway opening to Inner Hall.  

INNER HALL Stairs to first floor landing. Arched doorway opening to the Kitchen / Diner.  

KITCHEN / DINER 13' 3" x 11' 1" (4.04m x 3.38m) Sealed unit double glazed window and half glazed door overlooking and giving access to the rear garden. A range of matching wall and base units with work surfaces over incorporating stainless steel sink unit with side drainer, large Smeg gas cooker with stainless steell extractor hood above, space and plumbing for dishwasher and fridge, metro tiled splash backs, radiator, ceiling down lighters, slate effect tiled flooring. Understairs cupboard with wooden steps leading to and from the basement level. 

FIRST FLOOR LANDING Built in airing cupboard, stairs to second floor, doors leading off to:- 

BEDROOM THREE 11' 4" x 11' 2" (3.45m x 3.4m) Sealed unit double glazed sash style window to front. Attractive cast iron fireplace, built in wardrobe and cupboard in the chimney recesses, radiator, fitted carpet. 

BATHROOM An impressive and sizeable bathroom with modern Victorian style white suite comprising low level wc, wash hand basin, roll top bath and separate shower enclosure, heated towel rail, wall mounted mirror fronted storage cabinet, localised wall tiling and tiled flooring. 

SEPARATE WC Concealed flush wc, wall mounted corner wash hand basin. 

SECOND FLOOR LANDING Doors leading off to:- 

BEDROOM ONE 13' 3" x 11' 2" (4.04m x 3.4m) Sealed unit double glazed sash style window to rear Built in wardrobes, attractive fireplace, radiator, fitted carpet. 

BEDROOM TWO 11' 4" x 11' 2" (3.45m x 3.4m) Sealed unit double glazed sash style window to front with a far reaching open aspect. Fireplace opening, fitted wardrobe unit in the chimney recess, radiator, fitted carpet. 

BASEMENT LEVEL Accessed via the rear garden and also via the Kitchen / Diner under stairs cupboard. 

BASEMENT ROOM ONE 16' 1" x 11' 0" (4.9m x 3.35m) Low ceiling giving some restrictive head height but there is potential to increase the head height if needs be. A versatile and useful space but currently used as an additional sitting room. Sealed unit obscure double glazed door opening from the rear garden. Two radiators, concealed utility area, open to:-  

BASEMENT ROOM TWO 10' 4" x 9' 2" (3.15m x 2.79m) Low ceiling giving some restrictive head height but there is potential to increase the head height if needs be. Currently used as an occasional bedroom. Heated towel rail. Vinyl tile effect flooring. 

OUTSIDE  

GARDEN A delightful west facing rear garden. The garden is fully enclosed and well stocked with various plants, flowers and trees. There is a patio seating area at the far end of the garden ideal for seating and entertaining and two sun awnings.  

PARKING On street parking is available on a first come, first served basis. 

OTHER INFORMATION COUNCIL TAX BAND - £1,672.04 for the year 2020/21 (Tunbridge Wells Borough Council)
 

CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008 Kings Estates (the agent) has not tested any apparatus, equipment, fixtures and fittings or services and therefore cannot verify that they are in working order or fit for purpose. A buyer is advised to obtain verification from their own solicitor or surveyor. References to the tenure of a property are based on information supplied by the vendor. Kings Estates has not had sight of the title documents. Items shown in photographs are NOT included unless specifically mentioned within the written sales particulars. They may however be available by separate negotiation, please ask us at Kings Estates. We kindly ask that all buyers check the availability of any property of ours and make an appointment to view with one of our team before embarking on any journey to see a property.  "