Boasting a rural setting just off the edge of RSPB, this is a delightful character 3 bedroom semi-detached cottage, refurbished and enlarged in a large plot with lovely views.

- 3 / 4 Bedrooms & 2 Bathrooms

- 1/ 2 Reception Rooms

- Superb Kitchen / Dining Room

- Large Plot with Views

- Rural Location by RSPB

- Refurbished and Enlarged

- EPC Rating - E

- Council Tax Band - D

Description

Tucked off a private road in rural surroundings on the edge of the renowned RSPB and Pulborough Brooks, this charming period semi- detached home boasts beautifully refurbished accommodation in a large secluded plot. Enlarged and restored by the current owners the cottage creates a home of immense charm combining character features with modern day living featuring stylish new kitchen and bathroom suites. The heart of the cottage is an impressive open plan kitchen / dining room with views over the garden and an adjoining

paddock and this is complimented by well-proportioned bedrooms, a charming sitting room and a 2nd reception room ideal as a home office or potentially 4th bedroom. The property boasts ample parking as well as delightful views and is perfectly situated by the RSPB for glorious walks.

Accommodation

A long gravel path flanked by lawns leads to a wide, oak framed covered porch featuring a flagged path with front door to:

Reception Hall: Spacious reception hall with stairs to first floor. Tiled oak effect flooring with under floor heating, under stairs storage cupboard, tall vertical radiator, deep coat cupboard and light point.

Cloakroom : Comprising modern suite of WC and vanity unit with wash hand basin. Tiled floor, display niche, extractor and down light.

Sitting Room : Delightful reception room with fireplace featuring a flagged hearth with wood burning stove. Radiator, light point, space for television and view to the front garden.

Study / Bedroom 4 / Family Room : Useful additional reception room currently used as a home office but with scope as ground floor bedroom. Space for home office furniture or wardrobes, dual aspect radiator.

Kitchen / Dining Room : Superb open plan entertaining area.

Kitchen Area : Attractively fitted with a modern range of Shaker style units comprising matching wall and base units with drawers and pan drawers. Built-in fridge and freezer, built-in dishwasher, built-in double Neff eye level oven and microwave and Neff ceramic hob. Good range of cupboards with peninsular unit , excellent range of composite stone work tops with enamel butler sink with mixer tap. Skylight, tiled floor and views over the garden and paddock.

Dining Area : Bi-fold doors opening onto the flagged terrace with view over the neighbouring paddock. Tiled floor, radiator, light points and downlights.

Utility Room : Pantry space with space for washing machine/dryer, coat hanging space, cupboard and boiler cupboard.

First Floor

Landing : Bright airy landing with linen cupboard and flank window. Loft access.

Bedroom 1 : Large double bedroom with recess providing ample space for wardrobes, radiator, light point and outlook over the front lawns. Door to :

En-suite Shower Room: Comprising modern suite of shower enclosure with flexible and fixed shower heads, WC with concealed cistern and vanity unit with wash hand basin. Tiled floor, part tiled walls, down lights and ladder radiator.

Bedroom 2 : Double Bedroom with views towards the neighbouring paddock and the garden. Built-in range of wardrobes with sliding door fronts incorporating mirrors, radiator and light point.

Bedroom 3 : Double bedroom with outlook to the front, radiator and light point.

Bathroom : Comprising modern suite of P shaped bath/shower with screen and wall shower with fixed and hand held shower heads, WC and vanity unit with wash hand basin. Ladder radiator, tiled floor, part tiled walls, mirror and shaver socket.

Outside

Parking : The property is approached off a no through lane where there is a wide and generous parking apron for numerous vehicles. There is space for a car port subject to any of the relevant Planning/ building consents/covenants. Provision for charging point, lighting.

Garden : The plot is large extending to approximately 0.3 acre and has been landscaped and beautifully maintained by the current owners.

To the front of the cottage is a long gravel pathway, flanked by 2 large areas of lawn, leading from a gate accessing the parking. The path leads to the wide oak framed covered entrance porch and a delightful country garden area featuring raised beds. To one side is substantial garden store. The path leads round to the rear garden which boasts an extensive lawn with a delightful flagged sun terrace for seating and entertaining.

There are superb views from the terrace and garden to the side overlooking paddocks. The gardens are large with well screened borders offering a high degree of privacy and with space for pets and chickens. Outside tap.

Situation: The property enjoys a wonderful rural location on the doorstep of the Wild Brooks and RSPB which can be accessed by a footpath past a charming church, several hundred yards away. There are glorious walks with a footpath leading across to the White Horse pub as well as the village of Pulborough. Walks through Rackham and Parham are also close by.

Pulborough village is on the northern edge of the South Downs National Park. The river Arun runs beside the village with the Wild Brooks beyond giving wonderful rural views. The A29 runs south from Dorking through Pulborough and on to Arundel with the coast approximately 15 miles away. The A283 runs east/west through the village linking with Petworth, Midhurst and Steyning. Pulborough mainline station has services to Gatwick and London (Clapham Junction and Victoria Station- approximately 80 minutes) and to the south coast including Chichester. Local amenities include a popular primary school in the village (with a secondary school at Billingshurst), church, Tesco and Sainsbury stores and a wide range of smaller shops and services including a post office, library, hairdressers, restaurants and pubs. Local sporting facilities include cricket, rugby, football, bowling, golf clubs, tennis, squash and gliding.

Flood Risk : According to Gov.uk flood website, there is a very low risk of flooding or surface water. Ground water is unlikely.

Broadband : According to Ofcom website checker there is standard, superfast and ultrafast fibre available in the area available to order up to 1600 mbps.

Mobile Phone : according to Ofcom website checker there is good outdoor coverage for O2, Three and Vodafone and variable indoor and good outdoor for EE.

Covenants : Please enquire with the agents for any information or with any specific queries.

CJ 29/9/25

General

Services

Mains water and electricity. LPG gas fired heating and new private drainage.

Local Authority

Horsham District Council

Council Tax

Tax Band D £ 2,357.65

Tenure

£775,000 Freehold

Disclaimer

Comyn and James would like to inform all prospective purchasers that these sale details have been prepared in good faith for a fair overall view of the property only and do not constitute part of an offer or a contract. All descriptions of dimensions and areas, reference to condition, permissions, covenants and boundaries are given as a guide and must not be relied on as a statement of fact. No person in the employment of Comyn and James LLP has authority to make any representation or warranty in relation to the property as we have not carried out a structural survey or tested services, appliances, or fittings. Photographs and floor plans show only certain aspects of the property at the time they were taken and it should not be assumed that the property remains exactly as it is shown. There may be a small discrepancy between measurements shown on the floorplan due to Niche metric conversion. Prospective purchasers should make specific enquiries concerning any matters of particular importance affecting a decision to view or purchase the property and are strongly advised to contact the office regarding the availability of the property before undertaking any journeys and incurring any abortive costs.

Note : Comyn and James wish to point out that the google map marker and street scene may not show the exact location correctly as it will usually show the centre of the property’s post code. Every effort has been made to try to ensure that the marker is in the correct place wherever possible. Comyn and James would also point out that Google maps are frequently out of date and do not show the true surroundings. If this is an important factor in a decision to view or purchase then please contact this office for further information and confirmation of the setting.

Referral Fees

We may inform (on request) clients and prospective purchasers details of local services. These may include mortgages, conveyancing, general planning advice, surveys and valuations, estate agency services and removals.

Our policy is that we do not take referral fees for these introductions –

Safeguarding your information

Important information regarding cybercrime. It has come to our attention that computer hackers are seeking to target property transactions to access funds. As we understand it, they will either hack a phone, tablet or PC, maybe by sending out a random email which mistakenly gets opened, or even whilst opening a website, which gives them access to that machine.

The reason for us mentioning this is to you is to alert you that once they have gained access, they can monitor email correspondence, without you knowing, throughout a transaction. Then, at a relevant point, e.g. just before exchange of contracts, they can send an email to a client mirroring that of their solicitor asking for funds to be transferred to a certain bank account. That money then, of course, disappears.

Fortunately, we have not had such an instance but, feel it important to highlight the fact that if you do receive an email requesting funds, it is worth double checking with the person concerned by phone that it is genuine and the bank details are correct, before sending money. This could, of course, affect other areas of finance beyond property. Many solicitors are starting to highlight this point now, but for safety, we would urge you to be vigilant and check before sending money or passing on any personal details regarding any bank or credit card information.