Bird In Hand Street, Groombridge, TN3

Set in the heart of the picturesque and historic “Old Groombridge,” The Old Butchers is a distinguished Grade II* listed residence of significant architectural and historical importance, dating from the mid-17th century with later additions that have sympathetically enhanced the home. Positioned in the Kent section of Groombridge, the property benefits from access to the sought-after Kent grammar school system — a notable advantage for families.

Enjoying a prime position overlooking the village green with views to St Thomas’ Church, the house forms part of a quintessentially English scene amidst a cluster of attractive period properties, all of which are Grade II* listed - the star (*) designation simply reflecting the fact that the properties are all found together in one location, though individually they are equivalent to standard Grade II listings.

Lovingly maintained and thoughtfully extended by the current owners over the past 18 years, the property blends the charm of its heritage with modern comfort. Original features abound — exposed ceiling timbers, leaded light casement and sash windows, fine oak floorboards, and impressive fireplaces — while generous ceiling heights throughout lend a sense of space and light rarely found in homes of this period. Every room in the main house benefits from sliding secondary glazing, significantly improving warmth and energy efficiency.

The accommodation opens into a dual-aspect reception hall leading to a beautifully proportioned drawing room with a substantial inglenook fireplace. Opposite lies a characterful snug/dining room with wood panelling and a wood-burning stove set within a herringbone brick fireplace. To the rear, a bespoke kitchen/breakfast room features vaulted ceilings, a Harvey Jones kitchen with Silestone Negro Stellar worktops, and a four-oven gas Aga. This space flows seamlessly into a spectacular dining room/library — a 2017 extension — with underfloor heating, flagstone flooring, bespoke shelving, and full-width sliding doors to the garden. This extension also included the installation of a new boiler with a 10-year guarantee.

Adjacent to the kitchen is a well-appointed utility/boot room with outside access and a wine cooler. Stone steps lead down to a laundry room, wine cellar, and additional storage. A generous WC and walk-in pantry complete the ground floor.

Upstairs, the first floor offers a principal bedroom with views across the green and an en suite, two further double bedrooms, and a family bathroom with a freestanding roll-top bath. The second floor provides three additional bedrooms (one currently used as a home office) and a further bathroom with a spacious shower.

A detached annexe, created in 2009, offers flexible accommodation with vaulted ceilings and modern infrastructure. It includes a sitting room, bedroom with en suite, kitchen, and a further reception room currently used as a home gym — originally designed with a solid concrete floor and double doors to allow use as a garage, previously housing a VW camper van.

The impressive indoor pool complex includes a large pool, hot tub, bar area, and a full wet room with basin, WC, and electric shower. Notably, the pool plant equipment is housed separately in a brick outbuilding (formerly the abattoir) at the end of the driveway, preserving the tranquillity of the pool house.

Further outbuildings include a workshop, studio/home office, and valuable storage spaces. A secluded “Secret Garden” offers a peaceful retreat.

To the front, electric gates open to a gravel driveway with parking for at least five vehicles — a rare luxury for a property on the village green. The landscaped gardens extend to just over 7 acres and are thoughtfully zoned with terraces, pergolas, raised beds, mature trees, a vegetable garden, and extensive lawns. Multiple seating areas provide tranquil spots to enjoy the grounds throughout the day.

In addition, there are 5.8 acres of further grounds that serve as an amenity and leisure area for the main house. This pastureland, with mown pathways and open spaces, has hosted family celebrations, cricket matches, football games, golf practice, jogging trails, and summer parties. It also offers potential for significant overflow parking, with direct road access.

The property is located in the highly desirable village of Groombridge, known for its strong community spirit, village store, post office, pubs, church, bakery, and highly regarded primary school. Nearby Tunbridge Wells offers extensive amenities, a mainline station, and excellent schooling options

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 - mains

Water Supply - mains

Sewerage - mains

Heating - Central heating (gas)

Broadband - FTTC (fibre to the cabinet)

Mobile Signal / Coverage – intermittent

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 – Japanese knotweed at a far section of the meadow near the stream. Has an insurance backed Management Plan and so is well monitored and controlled.

Restrictions – Grade II* listed, in a conservation area

Rights and Easements - yes

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

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

Approximately 7.4 acres of beautiful English gardens and field

Parking - Garage

Parking - Driveway