Salmans Lane, Penshurst

Set in a wonderfully peaceful rural position approximately one mile from Penshurst, this distinctive four-bedroom twin-roundel Oast House offers characterful and spacious accommodation surrounded by beautiful gardens and grounds of approximately three acres.

Approached along a private country lane and overlooking a picturesque mill pond, Watermill Oast will particularly appeal to those looking for space, privacy and a genuine countryside setting. Originally part of the historic Hever Estate, the property combines traditional Kentish character with generous family accommodation, including three reception rooms, four bedrooms and two bathrooms.

The ground floor offers three individual reception rooms, giving plenty of flexibility for family life and home working. The generous sitting room is centred around an impressive inglenook-style brick fireplace, while the family room occupies one of the distinctive roundels and has a wood-burning stove and doors opening onto the garden. A separate dining room, also opening onto the garden, provides further entertaining space.

The kitchen/breakfast room sits within the second roundel and is fitted with an extensive range of painted wooden cabinetry, a range cooker, dishwasher and freestanding fridge/freezer, with space for informal dining. A separate utility room and downstairs cloakroom complete the ground floor accommodation.

Upstairs, the principal bedroom has a vaulted and beamed ceiling, walk-in wardrobe, en-suite bathroom and lovely views across the mill pond. There are three further bedrooms, including two within the roundels, together with a family bathroom.

GARDENS & GROUNDS

The outside space is a particular feature of Watermill Oast. Mature landscaped gardens surround the house, with lawns, established planting, terraces to the front and rear, a small paddock and orchard.

The picturesque mill pond creates a wonderful focal point, bordered by mature trees and established planting, with a summerhouse overlooking the water.

A gated courtyard provides extensive private parking and there is a detached double garage. Please note that the upper floor of the detached outbuilding is excluded from the tenancy.

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 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.

Key facts

• Parking: off street, double garage.
• Outside: garden, land.