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Muskerry Court, Nellington Road, Rusthall, Tunbridge Wells
Sold Subject to Contract

2 beds | 2 baths | 3 receptions | Offers in excess of £550,000


  • Luxury Wing House for the Over 55's
  • Vesatile Accommodation Over Two Floors
  • Accommodation Totalling 1395 Sq Ft / 129.6 Sq M
  • Two Double Bedrooms & Two Bathrooms (Bedroom & Bathroom on Each Floor)
  • 22ft Sitting / Dining Room & Conservatory
  • Enclosed Private Garden Area
  • Attached Garage with Power, Easily Accessed From the Garden
  • Resident Estate Managers, Communal Laundry Facility & Guest Suite
  • Well Tended & Extensive Communal Grounds
  • Close to Rusthall Village Centre

Kings Estates are delighted to offer this spacious (1395 Sq Ft / 129.6 Sq M) and versatile 2-bedroom, 2-bathroom end wing house with private garden area and attached garage, set in an enviable position overlooking the courtyard within this extremely sought after development for the over 55's, set in a classical English Parkland setting on the edge of Rusthall village.

DESCRIPTION Kings Estates are delighted to offer this spacious (1395 Sq Ft / 129.6 Sq M) and versatile 2-bedroom, 2-bathroom end wing house with private garden area and attached garage, set in an enviable position overlooking the courtyard within this extremely sought after development for the over 55's, set in a classical English Parkland setting on the edge of Rusthall village.

SITUATION Situated on the Western outskirts of Royal Tunbridge Wells, the village of Rusthall offers useful local shops and a medical centre which is easy walking distance. The M25 / M23 / M20 are all readily accessible. There are mainline trains from Tunbridge Wells into London Charing Cross with a journey time of approximately 40 minutes. Gatwick Airport is also within easy reach. Leisure activities include a number of well known local golf courses. Properties at Muskerry Court are set in a classical English Parkland setting towards the edge of the village. Drawing on architectural inspiration provided in Royal Tunbridge Wells by Decimus Burton, Muskerry Court comprises a mixture of cottages and apartments set around a central courtyard garden. Like all English Courtyard properties the apartment incorporates a host of practical details designed to make life easier and more convenient as you grow older. Notable features include a personal alarm system, thermostatically controlled under floor heating and a nearby garage with automatic door. On site there is a comfortable guest suite for use by residents' visitors and there is a modern laundry room equipped with washing machines and dryers for the use of all residents. The resident Courtyard Managers ensure a high standard of grounds and building maintenance and offer neighbourly support. There is also close circuit television enhancing security.

ACCOMMODATION House Approximate Gross Internal Area: 1395 Sq Ft / 129.6 Sq M
Including Garage Approximate Gross Internal Area: 1612 Sq Ft / 149.5 Sq M

GROUND FLOOR Solid wood entrance door with glazed inserts to:-

ENTRANCE HALL An inviting entrance hall with built in cloaks cupboard, stairs to first floor landing with under stairs storage cupboard and fitted Stannah stair lift (will remain or can be removed subject to a buyers preference), fitted carpet. Door lead off to:-

DOWNSTAIRS WC Corner wash hand basin, low level wc, extractor fan, localised wall tiling, fitted carpet.

SITTING / DINING ROOM 22' 6" x 21' 5" (6.86m x 6.53m) An impressive spacious room with sealed unit double glazed window to rear overlooking the garden, double doors to and from the conservatory. Stone fireplace surround with electric fire in situ, TV/ SAT points, telephone point, coved ceiling, open to plan to dining area which has a sealed unit double glazed window to rear looking into the conservatory. Door to and from the ground floor bedroom.

CONSERVATORY 9' 4" x 7' 3" (2.84m x 2.21m) Of UPVC construction with glass pitched roof, set on a low level base being glazed to two sides with sealed unit double glazed windows and double doors overlooking and leading to and from the private garden area, fitted window blinds and vinyl tile effect flooring.


KITCHEN 12' 2" x 8' 5" (3.71m x 2.57m) Sealed unit double glazed window to front. A range of matching wall and base units with granite overlay work tops incorporating 1.5 bowl stainless steel sink unit with side drainer and Bosch electric ceramic hob with concealed extractor above, built in Bosch oven and microwave, concealed dishwasher and recently installed Samsung fridge freezer, built in cupboard bin storage cupboard, anti slip flooring, recessed ceiling down lighters.

BEDROOM 14' 1" x 9' 11" (4.29m x 3.02m) Sealed unit double glazed window to rear overlooking the private garden and communal grounds beyond. Built in triple wardrobe unit, coved ceiling, fitted carpet. Door to and from the ensuite bathroom.

ENSUITE BATH / SHOWER ROOM Obscure double glazed window to front. A white suite comprising low level wc, pedestal wash hand basin, wet room shower enclosure and walk in deep soaker bath, built in storage cupboards, vinyl flooring, extractor fan, ceiling down lighters, localised wall tiling.

FIRST FLOOR

LOUNGE / STUDY AREA 12' 2" x 10' 1" (3.71m x 3.07m) A versatile space with sealed unit double glazed window to front overlooking the delightful communal grounds and water feature. TV aerial point, large access hatch and ladder leading to and from a large loft storage space, fitted carpet. Door to:-

MASTER BEDROOM 12' 7" x 12' 2" (3.84m x 3.71m) Sealed unit double glazed window to rear overlooking the Rusthall football club grounds, built in triple wardrobe unit, TV and telephone aerial points, coved ceiling, fitted carpet, spacious hallway area leads to and from the ensuite bathroom.

ENSUITE BATHROOM A white suite comprising low level wc, wash hand basin, panelled bath with mixer tap shower attachment, heated towel rail, extractor fan, ceiling down lighters, fitted carpet, built in double airing cupboard with slatted shelving, built in cupboard housing the Mega Flow hot water cylinder, fitted carpet.

OUTSIDE

PRIVATE GARDEN An enclosed low maintenance paved garden area which overlooks and adjoins a large expanse of the lawned communal grounds. A gate leads to and from a communal use pathway and provides easy access to the garage for this property. Outside cold water tap.

GARAGE 18' 1" x 11' 2" (5.51m x 3.4m) Power and light connected, electrically operated garage door to front and courtesy door to side for ease of access.

OTHER INFORMATION Age Restriction - Under a planning requirement occupation is restricted to people over the age of 55 years, and / or a person who is registered as disabled under the Chronically Sick and Disabled Persons Act 1970.
Lease - 150 years from 2001
Service & Maintenance Charge - Approximately £6,000 per annum. This covers the maintenance for the grounds and buildings, including building insurance, water rates, use of the laundry, minibus for taking residents on local shopping and day trips, communal lighting and the collection of refuse.
Ground Rent - Peppercorn
Council Tax Band - E - £2,410.14 for year 2021/22

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.

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