Sandrock Road, Georgia House Shrublands Court Sandrock Road, TN2

SHARE OF FREEHOLD. Kings Estates are proud to offer this modern two-bedroom first-floor apartment, set within an exclusive gated development of just eight homes in the sought-after St James� area of Tunbridge Wells. This stylish property boasts a spacious open-plan kitchen/living room, a Juliet balcony, an en-suite to the principal bedroom, and secure allocated parking. Ideally located, it offers easy access to the town centre, mainline station, and the picturesque Dunorlan Park.

As you step into the property, you are welcomed by a bright and inviting entrance hall, fitted with a built-in airing cupboard, providing useful storage, and a telephone entry system for added security. The spacious open-plan kitchen, dining, and living area is a true highlight of the home, designed to maximize space and natural light. Dual-aspect windows and a Juliet balcony offer a pleasant outlook over greenery, creating a light-filled and airy space perfect for both relaxation and entertaining. The modern kitchen is beautifully appointed, featuring a stylish range of maple wall and base units with ample storage and sleek work surfaces. Integrated high-end AEG appliances include a five-burner gas hob, double electric oven, microwave, dishwasher, fridge, and freezer, ensuring practicality and convenience. A separate washing machine is also included. Under-cabinet lighting and a wine rack add a touch of elegance to the space.

The apartment benefits from two well-proportioned bedrooms, each offering comfortable accommodation. The principal bedroom is generously sized, featuring a large double-glazed window, fitted carpet, and a private en-suite shower room. The en-suite comprises a modern white suite, including a shower enclosure, pedestal wash basin, low-level WC, and a heated towel rail, complemented by stylish mosaic tiling and ceiling downlighters.

The second bedroom is equally well-appointed, making it ideal as a guest room, home office, or additional living space. The main bathroom is fitted with a modern white suite, including a full-size bath with shower over, pedestal wash basin, and low-level WC, as well as a heated towel rail and an extractor fan, ensuring comfort and functionality.

Throughout the apartment, you�ll find freshly laid carpets, gas central heating, and double-glazed windows, enhancing energy efficiency and ensuring a warm and comfortable home.

A major advantage of this apartment is its secure allocated off-road parking, accessed via a secure electric gated entrance, providing peace of mind for residents. The development itself is well-maintained, offering a peaceful and private living environment.

Situated in the heart of the St James� area, this fantastic apartment is just a short walk from Royal Victoria Place shopping centre, the historic Pantiles, and a diverse range of caf�s, restaurants, and boutique shops. Tunbridge Wells� mainline station offers frequent and fast services to London Bridge, Charing Cross, and Cannon Street, making this an excellent choice for commuters.

This superb apartment is ideal for first-time buyers, downsizers, or investors, offering modern and low-maintenance living in one of Tunbridge Wells� most desirable areas. With its combination of space, style, and convenience, this property represents an outstanding opportunity to secure a premium home in a prime location.

ST JAMES

The property is located in the popular St. James�s area of Royal Tunbridge Wells. Tunbridge Wells is the only spa town in the Southeast of England, with elegant architecture and a variety of cultural, entertainment and shopping attractions, including the historic Pantiles, known for its charming Georgian colonnade, summer Jazz festivals, regular food and craft markets and Chalybeate Spring; there are two theatres locally, an abundance of caf�s and restaurants and a mixture of national multiple retailers and independent shops.

Amenities: Located close to very good amenities in an enviable position in Tunbridge Wells, just 0.4 miles from Royal Victoria Place shopping centre. Royal Victoria Place features a 3 floor Fenwick�s department store, a 2 floor Marks and Spencer and around 110 other stores. For post retail shopping the centre contains over 20 different places to eat and drink and also in the local area is the pantiles, which offers traditional pubs to stylish restaurants including The Ivy. Throughout the year there are a number of events including the food festival, as well as Jazz on the Pantiles from May through to September.

Recreational Amenities: Grosvenor & Hilbert Park, Dunorlan and Grosvenor Parks, Calverley Grounds, the Assembly Hall Theatre, Nevill Golf Club and St Johns Sports Centre offer an abundance of leisure facilities.

State and Private Schools: There are many highly-regarded schools in the vicinity, including Skinners, TWGGS, TWGSB, Bennett Memorial Diocesan and St Gregory�s secondaries and the popular St James Primary School and Rose Hill and Holmewood House Preparatory Schools are also close by.

Mainline Rail: Tunbridge Wells (about 0.8 miles) with fast and frequent services to London Charing Cross (via London Bridge and Waterloo East) and Cannon Street with journey times from 50 minutes.

Communications: The A26 joins the A21 just North of the town, linking through to the M25 (junction 5) London orbital motorway, and thereby to the national motorway network, and to the South coast. Gatwick Airport is about 23 miles to the West, accessible via the motorway or via the A264.

OTHER INFORMATION
COUNCIL TAX BAND � D - Tunbridge Wells
TENURE � Share of Freehold
LENGTH OF LEASE - 125 years from 2005
ANNUAL GROUND RENT � n/a
GROUND RENT REVIEW PERIOD � n/a
ANNUAL SERVICE CHARGE AMOUNT - Approximately � 2640
SERVICE CHARGE REVIEW PERIOD - Annually

We advise all interested purchasers to contact their legal advisor and seek confirmation of these figures/information prior to an exchange of contracts.

AGENTS NOTE: Please note that the photos used in this listing were taken in 2013 and may not reflect the property's current condition. We recommend arranging a viewing to see the property�in�person

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.