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" A well presented 6 bedroom detached country house with potential for a groom's annex and excellent equestrian facilities comprising 7 stables, floodlit 40m x 20m sand school, set in some 11 acres of land situated in the Cranbrook School catchment.

The main house offers spacious accommodation with bright and airy rooms and flexible layout to provide an annex if required. A spacious entrance hall leads to the reception rooms including a large living room, separate dining room and kitchen fitted with traditional farmhouse units and a Rangemaster cooker. There is a delightful conservatory offering a great family and entertaining space and all the rooms benefit from a delightful outlook over the rear gardens, pond and paddocks. The two downstairs bedrooms with adjoining utility room / kitchen, cloakroom and shower could provide annex accommodation if required. Upstairs there are a further four double bedrooms, one en-suite and a family shower room.

Outside there is a heated swimming pool and rear patio area, lawned gardens surround the property and there is a large pond with an attractive waterfall.

The equestrian facilities are well laid out with a barn housing 5 internal stables, a wash down and feed storage, a separate hay barn with two large stables and a good sized workshop with the potential for more stabling. There is a 40m x 20m rubber surfaced floodlit sand school and post and rail fenced paddocks with walkways to the paddocks laid with scalpings. The fields and stabling surround the property and there are a further two post and rail paddocks across the lane directly in front of the house and affording far reaching views. There is a large driveway with automatic gates and a concrete base, which formerly housed a block of stables, and could provide the opportunity to add garaging or other outbuilding STP.

SITUATION
Well House Farm is situated in a lovely rural position on a quiet country lane, just over a mile from the village of Hawkhurst. The village offers a range of amenities including a post office, supermarket, banks and a local butcher. Goudhurst and Cranbrook are also within a 10 minute drive from the property and both villages offer a further range of shops, restaurants and pubs. Royal Tunbridge Wells lies 15 miles west of the property and offers a wide range of shopping, educational and recreational facilities including the Pantiles, Dunorlan Park and Royal Victoria Place Shopping centre as well as restaurants, cafes, boutiques, theatres and art galleries. There are excellent commuting links from the property with the A21 providing access to the M25 and wider motorway network. Furthermore, Staplehurst station provides a comprehensive commuter service to London Charing Cross in just under an hour. There are a range of well-regarded schools in the area including Benenden School, Marlborough House, Dulwich Preparatory School and St Ronans. The property's location offers fabulous sporting and leisure facilities including walking and cycling at Bewl Water and there is a golf course at Hawkhurst. Of equestrian interest there are a number of competition centres in close proximity including Felbridge Showground, High Hurstwood Equestrian Centre and Golden Cross Equestrian Centre. There is also a cross country course at Bull Farm which is a 5 minute drive from Well House Farm. Bedgebury Forest is a short hack away with access to an extensive bridleway network and TROT rides through some 2,000 acres.

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