** NO ONWARD CHAIN - GUIDE PRICE £620,000 - £640,000 *** Situated along a private lane in a peaceful semi-rural setting, this beautifully presented semi-detached cottage combines character and charm with modern improvements and flexible living space. Extensively updated by the current owners and offered with no onward chain, the property is ready for its next owners to move straight in.

The property is entered via an entrance porch leading into a cosy snug, creating a welcoming first impression. At the centre of the home is the Sitting room and dining room, providing an excellent space for family meals and entertaining, which leads through into the fitted kitchen. Finished to a high standard, the kitchen offers a range of units, generous work surfaces and a practical layout suited to everyday living.

The conservatory room is a real feature of the property, filled with natural light and enjoying views across the landscaped rear garden. With plenty of space for both relaxing and entertaining, it works equally well for day-to-day living and when hosting family and friends. A cloakroom completes the ground-floor accommodation.

On the first floor are two bedrooms together with one room currently used as a dressing room, which could also suit a nursery, home office, or occasional bedroom depending on requirements. The family bathroom has been updated with modern fittings and finishes. On the second floor, there is a loft room adding extra guest space.

The current owners have carried out substantial improvements since 2015, including a full rewire, replacement heating system with underfloor heating to the ground floor, upgraded insulation, replastered walls, replacement flooring, and improvements to both the interior and exterior of the property. High-speed broadband infrastructure and integrated data cabling also make the property well-suited to home working.

Outside, the landscaped garden has been designed to create an attractive and practical outdoor space with several areas to sit, relax, and entertain. A built-in fire pit, outdoor lighting, irrigation system, and integrated speakers add to the setting and make it ideal for enjoying throughout the year.

Further benefits include a detached insulated home office/summer house, double carport with EV charging point, wine store, and additional utility and storage space. The property also benefits from an electronic gated entrance, CCTV, and smart home features. A unique home offering character, modern convenience, and excellent outside space in a sought-after setting.

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SITUATION
The property is situated on Holtye Road within a peaceful semi-rural setting, offering countryside surroundings while remaining conveniently located for local amenities. Edenbridge town centre is within easy reach and provides a range of shops, supermarkets and everyday facilities, including Waitrose, Lidl, Boots and Costa Coffee, together with a selection of local pubs and restaurants.
Edenbridge benefits from two railway stations, offering services to East Croydon, London Bridge, Tonbridge and Redhill. The surrounding area also provides access to countryside walks, local attractions including Hever Castle and a selection of well-regarded schools.

FRONT DOOR
The front door opens into the porch.

PORCH
The porch has tiled wood-effect flooring with heating under, double-glazed windows and an opening into the sitting room and dining room.

SITTING ROOM 7.06m x 3.48m
The sitting room has tiled wood-effect flooring with heating under, a double-glazed window overlooking the garden with a window seat, Sonos Speaker, and a double-glazed window to the side. There is a feature log burning stove with a timber mantle over and stairs leading to the first floor. The sitting room is open plan
to the dining room.

DINING ROOM
The dining room has matching wood effect tiled flooring with heating under, a double glazed window over looking the garden and a feature log burning stove fireplace. There is a door leading into the kitchen.

KITCHEN 5.64m x 2.29m
A modern kitchen that has a range of attractive eye and base level under lit units, a triple bowl ceramic sink unit with mixer taps, plate sprayer and Incinerator waste disposal, stone effect work tops, inset five ring Neff induction hob with extractor over, integrated main oven, steam oven, combination microwave, compact oven and warming drawer, integrated Neff dishwasher and washing machine, included in the sale is a full size Samsung fridge freezer with water chiller and ice maker, a walk in automatically lit larder cupboard, wood effect tiled flooring with heating under, a double glazed window to the rear with plantation shutters, Sonos Speaker, a door into the conservatory and a door into the cloakroom.

CLOAKROOM
The cloakroom is cleverly hidden with a door to resemble the kitchen cupboard doors and has a high-level Sanitary W/C, a corner wash hand basin vanity unit with mixer taps, automated lights, an electric heater and an extractor fan.

CONSERVATORY 5.18m x 3.96m
A superb addition to the downstairs layout that has matching wood-effect tiled flooring with heating under, a wall-mounted flat screen TV, Sonos Speaker, ample space for a dining room table and chair set, two Velux windows, double-glazed doors leading to the garden and the rear of the conservatory, and double-glazed windows to three sides.

FIRST FLOOR
The carpeted stairs lead to the landing that has doors to bedroom one, the hallway with a door to bedroom two, the family bathroom and stairs to the loft room.

BEDROOM ONE 3.76m x 3.43m
The main bedroom is a comfortable double room and has carpeted flooring, dual aspect with double-glazed windows to the side and overlooking the garden, a Sonos Speaker, a feature iron fireplace, and a radiator. There is also a deep over-stairs storage cupboard.

BEDROOM TWO
The second bedroom is currently open to the landing and is being used as a walk-in wardrobe with built-in wardrobes and a storage cupboard. There is a radiator and a double-glazed window. This room could be converted back into a bedroom with ease.

FAMILY BATHROOM
A stylish and modern bathroom that has tiled flooring with heating under, a free-standing bath with modern mixer taps, a walk-in double-width wet room style shower with glass screen and rain head shower, a feature standing stone sink unit with mixer taps, a wall-mounted heated towel rail, a Sonos speaker, a low-level W/C with lit display unit and a double-glazed window with plantation
shutters.

SECOND FLOOR LOFT ROOM 2.82m x 2.74m
Stairs lead to a loft room that has carpeted flooring, built-in storage cupboards, a radiator and a double-glazed window.

OUTSIDE
Steps lead up through a secure automated gate into a delightful garden space with many areas to relax and entertain. There is a raised patio area ideal for alfresco dining complete with built in gas BBQ and preparation area. There is a hot tub set into the stone decking area, which can be covered if needed via the automated sun screen. There is a pleasant area to sit and overlook the garden under the canopy of the home office. There is a level lawn with artificial lawn for low maintenance and mixed shrub borders bringing an abundance of colour into the garden. To the side, there is a circular brick seating area with a central fire pit. There is a working garden, also with attractive gravel and a greenhouse. Behind the conservatory, there is a log store and a further brick-built storage room, and further wood-effect tiled flooring. The garden has a micro irrigation system and is fully lit, including
under the steps, making this a real garden sanctuary.

HOME OFFICE 3.15m x 3.05m
A perfect space to work from home, the timber-built home office has tiled flooring, a wall-mounted electric heater, a flat screen TV with sound bar, a Sonos speaker, and a double-glazed window. This would also make a perfect guest room if needed.

SMART FEATURES
• Smart Heating system controls both radiators and underfloor heating through an app and dedicated controllers.
• Outdoor lighting, including lane and garden lights, is app-controlled for ease and efficiency.
• A selection of side and table lights are also smart-controlled.
• The hot tub is fully integrated into the smart home system, allowing for app-based operation.
• The Sonos sound system offers seamless music enjoyment both inside the house and in the garden, all controlled via an app.
• Smart plugs are installed throughout the home for added convenience.
• The security system, including the alarm, is fully managed through both keypads and apps.
• CCTV is easily accessible through an app or on-screen display within the home.
• The entry system can be accessed remotely via an app or through a screen in the kitchen.
• The entire house is wired with high-speed data cables, providing five wireless access points that deliver 1GB+ speeds throughout the home, garden, and lane.

PLATFORM NOTE
Refurbishment History – 2015 to date:
Full rewire – Building Reg certificate August 2015 ,
Installation Re-Certificated August 2022,
Data cabling and ultra fast internet system installed (including 5 high powered Wi-Fi points,
New kitchen, bathroom, cloakroom,
New heating system and boiler (underfloor downstairs, radiators upstairs),
New tiled flooring installed downstairs,
Replaced upstairs floorboards,
All internal walls replastered and new insulation installed,
New guttering/downpipes and fascias,
Hanging tiles all replaced and new insulation,
New flue liners for log burners installed and certified,
Attic room fully refurbished with new insulation,
Garden fully landscaped and built, including outside lighting and speaker system, plus an irrigation system,
Summer House (fully insulated) installed (inc hot tub),
Car port, bin store and hard standing installed,
New entrance installed along with electronic gate and CCTV and entrance system

ITEMS THAT CAN BE INCLUDED IN THE SALE
Outside: Hot Tub,
Bar-b-Que,
Fire Pit.
Wooden Garden Furniture,
Greenhouse,
All pots and plants except the three large containers,

Summer House: Desk,
Bookcase,
Leather Sofa,
TV,
Utility Shed:
Tumble Dryer,
Fridge Freezer,
Wine Fridge,
Main House: CCTV and Entry System,
Alarm System,
WiFi Points / data cabinet,
iPad (for controlling heating, music, CCTV, alarm etc),
Smart TV (picture frame) and TV in the conservatory,
All fitted appliances: Main Oven,
Steam Oven,
Compact Oven,
Microwave,
Warming Drawer,
Washing Machine,
Dishwasher,
Fridge Freezer,
All furniture except the wooden table and two chairs (dining room),
Wooden bureau (dining room),
Mustard swivel chair,
All light fittings and bulbs.

SERVICES
Private Drainage – Septic Tank shared with number one – 50/50 costs with
the next door. Compliant with the 2020 regulations, documentation available.
All electric
Mains Water
Council Tax Band C - £2,566.62 (2026/27),
Water – Southeast Water (on meter) average monthly cost £25.00
Electric only – efficient due to excellent insulation. Averages less than £92 a month for all use (heating, cooking, lighting etc)

ANTI-MONEY LAUNDERING REQUIREMENTS
In line with current HMRC regulations, we are required to carry out Anti-Money Laundering (AML) checks on all purchasers once an offer has been accepted.
A non-refundable administration fee of £30 + VAT (£36) applies for each prospective purchaser.
Please note: Satisfactory AML checks, along with proof of funds, are required before a memorandum of sale is issued.

CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008
Platform Property (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 the purpose. A buyer is advised to obtain verification from their solicitor or surveyor. References to the tenure of a property are based on information supplied by the seller. Platform Property has not had sight of the title documents. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation, please ask us at Platform Property. 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.