Station Road, Groombridge, TN3

Set behind secure electric gates down a private drive serving just 3 other properties, in the heart of this lovely village, is an exceptional barn conversion, presented in immaculate condition. This home shares many architectural similarities with one of the top three finalists in the RIBA Grand Designs House of the Year 2025, celebrated for embracing its original bones, with exposed structure and light led spaces, this striking architecture beautifully balances heritage with contemporary craft, offering a unique blend of character, space, and modern living.

Upon entering, you're welcomed into a breath-taking open-plan cathedral-like living and dining space, with a vaulted ceiling that stretches from floor to roof, creating an incredible sense of light and volume and where the oak “bones” of this building are an incredible feature. Indeed the exposed beams throughout the house give it a real sense of character. A central log burner adds a cosy and stylish focal point to this expansive area to one end, around which there is casual seating.

The separate but linked, dual-aspect kitchen is beautifully appointed, featuring bespoke painted solid wood cabinetry, integrated appliances, and recently added quartz worktops that are stylish and functional. Adjacent to the kitchen is a versatile wing of the home, comprising two double bedrooms, a further reception room, and a shared Jack and Jill bathroom. One of the bedrooms offers direct access to the garden, making this area ideal for use as a guest suite or self-contained annexe. The area which leads you through to the bedrooms, is perfect as a study or reading area.

Upstairs, a stunning mezzanine level overlooks the main living space and enjoys views of the garden - perfectly suited as a home office or reading nook. The first floor also hosts three further double bedrooms, all with vaulted ceilings that add to the sense of space and character. The principal bedroom includes built-in wardrobes and a luxurious en suite. All bathrooms are presented to an exceptional standard, fitted with premium Arne Jacobsen-designed VOLA tapware and Laufen sanitary ware. They also all have electric underfloor heating under the tiles.

Idyllically positioned on a one acre plot, the beautifully landscaped gardens fully wrap around the entire barn. There are formal terraced spaces, perfect for outside dining and entertaining, a lovely herb garden, and extensive lawns with beautiful country views from the most elevated lawn to the south. It is a true haven, filled with seasonal colour and mature planting, attracting a variety of wildlife, enjoying both privacy and tranquillity.

A viewing is highly recommended to fully appreciate all that this outstanding home has to offer.

Material Information Disclosure -

National Trading Standards Material Information Part B Requirements (information that should be established for all properties)

Property Construction - Timber frame

Property Roofing - Clay tiles

Electricity Supply - National Grid

Water Supply - Direct mains water

Sewerage - Standard UK domestic

Heating - Central heating (gas)

Broadband - FTTC (fibre to the cabinet)

Mobile Signal / Coverage - Intermittent in places but good in others

National Trading Standards Material Information Part C Requirements (information that may or may not need to be established depending on whether the property is affected or impacted by the issue in question)

Building Safety – no known concerns

Restrictions - yes

Rights and Easements - no known concerns

Flood Risk - no known concerns

Coastal Erosion Risk - no known concerns

Planning Permission - no known concerns

Accessibility / Adaptations - no known concerns

Coalfield / Mining Area - no known concerns

PLEASE NOTE: Should you wish to proceed with an offer on this property, we are obligated by HMRC to conduct mandatory Anti-Money Laundering Checks. We outsource these checks to our compliance partners at Coadjute and they charge a fee for this service.

EPC Rating: D

Location

Groombridge is a charming village on the Kent-East Sussex border, surrounded by beautiful countryside and ancient woodland. Just 4 miles from Tunbridge Wells, it offers a peaceful rural setting with easy access to town amenities. Groombridge benefits from two pubs, a baker, a general village store, a Post Office, a farm shop, a vineyard, a car repair garage, and a village hall. The village is on the main Crawley/Tunbridge Wells 291 bus route, with a direct service to and from the centre of Tunbridge Wells within about 15 minutes. Nearby attractions include the historic Groombridge Place, Ashdown Forest, and the Spa Valley Railway. Excellent road and rail links make it ideal for commuters, with Tunbridge Wells and Eridge stations offering direct services to London.

Garden

Unusually, the gardens fully wrap around the entire barn, with both intimate and secluded areas and extensive lawns. The most elevated lawn to the south of the private driveway offers gorgeous rural distant valley views and the current vendors have had previous planning (since lapsed) for a contemporary single storey studio of nearly 50sqm. The property boasts some amazing plants and trees in the gardens including mature American Oak and Lime trees, and Apple, Greengage, Cherry and Plum fruit trees. There are formal terraced entertaining spaces interspersed with interesting and colourful planting. There is a lovely herb garden adjoining the rear (SE terrace) and the whole acre plot is surrounded by both thick natural hedgerow (offering both seclusion and a haven for birdlife) and post and rail and sheep's netting for dog proofing.

Parking - Double garage

Parking - Driveway