Salmans Lane, Penshurst, Tonbridge, Kent, TN11

DESCRIPTION
A well-presented converted four-bedroom attached Oast House occupying a peaceful rural position along a private lane within a hamlet close to Penshurst village. Originally part of the historic Hever Estate, the property enjoys attractive views across a mill pond together with mature landscaped gardens, extensive parking and a detached double garage.

The property combines period character with practical family accommodation extending to three reception rooms, four bedrooms and two bathrooms. Character features include exposed beams, vaulted ceilings, inglenook-style feature fireplace and the distinctive twin roundels associated with traditional Kentish oast houses.


FEATURES
Neutrally decorated, with double glazing throughout this charming Oast House offers 4 bedrooms, 3 good sized reception rooms, 2 bathrooms and a downstairs cloakroom.

Ground Floor:
- Entrance Hall: Oak front door, staircase rising to the first floor and built in coats cupboard.
- Cloakroom: Fitted with WC and wash hand basin.
- Dining Room: Generously proportioned with exposed beams. Doors lead to the sitting room, kitchen and utility room. Double doors open onto the rear patio and gardens.
- Kitchen/Breakfast Room: Cleverly designed within the roundel, this characterful space is fitted with an extensive range of painted wooden wall and base units and a matching fitted bench with storage. Appliances include a range cooker with extractor hood above, dishwasher, freestanding fridge/freezer. There is ample space for informal dining.
- Utility Room: Located just off the kitchen within the roundel, with a washing machine and separate tumble dryer, together with a base unit incorporating a single drainer stainless steel sink with cupboards beneath and wall-mounted cabinets. The room also benefits from Amtico flooring, an oil-fired boiler, and door to the front.

- Living Room: A bright and generously proportioned reception room centred around an impressive inglenook-style brick fireplace with oak bressumer beam and feature only stove set upon a brick hearth. The room further benefits from exposed ceiling beams, and double-glazed double doors opening onto the front patio, complemented by additional windows providing an abundance of natural light.
- Family Room: Spacious reception room in the roundel with wood burning stove and double doors to the garden, providing flexible family, study, reception space.

First Floor:
- Spacious Landing: with vaulted and beamed ceiling, deep built in airing cupboard
- Principal Bedroom: with beamed and vaulted ceiling, with views over mill pond, walk in wardrobe and en-suite.
- En-Suite Bathroom: comprising panelled bath, pedestal wash hand basin and WC, radiator
- Bedroom Two: Double bedroom set within the roundel, with attractive outlook over the mill pond.
- Bedroom Three: Further double bedroom within the roundel, overlooking the gardens.
- Bedroom Four: A well-proportioned room featuring a built-in double wardrobe cupboard and a window overlooking the gardens.
- Family Bathroom: bath with mixer tap and wall-mounted hand shower attachment, wash hand basin and WC. The room also benefits from a heated ladder-style towel rail, vaulted and beamed ceiling, and a double-glazed skylight window providing natural light.

Outside:
- Parking: A double wooden five-bar gate opens into a spacious, private, enclosed courtyard-style parking area, offering ample room for multiple vehicles to park and turn around with ease.
- Double Garage within detached Outbuilding (former Mill House): Providing garage space with two up-and-over doors, together with light, power. Please note that the top floor to this building is not available for tenant use.

- The Gardens: are a delightful feature of the property and include mainly laid to level lawn and interspersed with a variety of mature trees including whitebeam, walnut, flowering cherry and field maple. The gardens also benefit from well-stocked flower and shrub beds and a long pergola adorned with climbing roses, greenhouse, wood shed and two raised vegetable. There are terrace areas to both the front and rear, together with a small paddock and orchard adjoining the mill pond.
- Mill Pond: A beautiful and distinctive feature of the property, well maintained and naturally fed by the surrounding waterways, with a sluice controlling water levels. The pond is edged by walkways and established borders, framed by mature trees including weeping willow, alder and oak, alongside newly planted specimens such as twisted willow. A summerhouse is situated to the rear of the pond, providing an attractive vantage point.


SITUATION
- The property is situated along a highly regarded private lane within a rural hamlet surrounded by open Kent countryside, approximately one mile from Penshurst village.
- Penshurst is well known for the historic Penshurst Place and its formal gardens and adventure playground, together with its village store and post office, public houses, doctors’ surgery, tea rooms and monthly farmers market, creating a well served village environment within a picturesque countryside setting.
- Nearby Tonbridge and Tunbridge Wells (about 7 miles equidistant) and Sevenoaks (about 7.7 miles) provide more comprehensive shopping and leisure facilities.
- Hildenborough station (about 5.3 miles) has train services to London Charing Cross/Cannon Street (London Bridge approx. 32 mins). The A21 is easily accessible, linking to the M25 (jct. 5 about 12 miles), and thereby the national motorway network, Heathrow, Gatwick and Stansted airports, making the property well placed for commuters seeking a rural setting with access to London.

- There are a number of well-regarded Primary schools in the local area including Penshurst, Fordcombe and Chiddingstone. Local Preparatory Schools include Holmewood House and Rose Hill School in Tunbridge Wells, Hilden Grange and Sommerhill in Tonbridge, and several others in Sevenoaks. There are Grammar schools for Boys and Girls in Tonbridge, Tunbridge Wells and the Grammar annexes in Sevenoaks. Independent schools include Sevenoaks School and Tonbridge Boys School.
- There are popular golf courses at Hever, Sevenoaks and Nizels Golf & Fitness Centre in Hildenborough. Tunbridge Wells, Tonbridge and Sevenoaks all have leisure centres.


PROPERTY INFORMATION
- Local Authority: Sevenoaks District Council,
Tel: 01732 227000.
- Council Tax band: G (£4,099.73)
- Services: Oil fired central heating,
- EPC Rating: E
- Broadband and mobile: Refer to Ofcom - https://www.ofcom.org.uk/phones-and-broadband/coverage-and-speeds/ofcom-checker

VIEWINGS
Strictly by appointment through Jackson-Stops.
Tel: 01732 740 666

RELEVANT LETTING FEES AND TENANT PROTECTION INFORMATION
As well as paying the rent, you may also be required to make the following permitted payments

Pre-Tenancy Fees (Payable to Jackson-Stops)
- Holding Deposit: 1 week’s rent
- Security Deposit: 5 or 6 weeks’ rent

During The Tenancy (Payable to Jackson-Stops)
- Variation of Contract: Payment of £50 (inc.VAT) if you want change the tenancy agreement
- Unpaid Rent: Payment of interest for the later payment of rent as a rate of 3% above the Bank of England Base rate
- Lost Key(s) or other security devises: Tenants are liable to the actual cost of replacing any lost key(s) or other security device(s). If the loss results in locks needing to be changed, the actual costs of a locksmith, new lock and replacement keys for the tenant, landlord any other persons requiring keys will be charged to the tenant. If extra costs are incurred there will be a charge of £15 per hour (inc. VAT) for the time taken replacing lost key(s) or other security device(s).
- Change of Sharer: Payment of £50 (inc.VAT) per replacement tenant or any reasonable cost incurred if higher.

During The Tenancy (Payable to the provider) if permitted and applicable
Utilities (gas, electricity, other fuel, water, private drainage, sewerage); Communications (telephone and broadband); Installation of cable/satellite; Subscription to cable/satellite supplier; Television licence; Council Tax.

Other Permitted Payments
Any other permitted payments, not included above, under the relevant legislation including contractual damages.


TENANT PROTECTION

Jackson-Stops is a member of ARLA Propertymark, which is a client protection scheme, and also a member of The Property Ombudsman, which is a redress scheme. Jackson-Stops use the Deposit Protection Service (DPS) to protect tenant deposits.