LOCATION
Coombe Cross is situated just outside East Grinstead, a popular market town in West Sussex and close to the Ashdown Forest. East Grinstead offers a comprehensive range of shopping, dining and recreational facilities together with a mainline station serving Victoria and London Bridge (approx. 1 hr). The property is also very conveniently positioned for access to the A22 leading to London and the South Coast, M23 (6 miles), Gatwick Airport (10 miles) and the M25 at Godstone (10 miles).

There is a range of well regarded state and private schools in the area including primary and secondary schooling in and around East Grinstead, Brambletye Preparatory School between East Grinstead and Forest Row, Worth School in Worth, Cumnor House in Danehill (15 minutes), Ardingly College (13 minutes) and Lingfield College (13 minutes).

East Grinstead has numerous sports clubs including a Rugby Club and leisure centre. There are golf courses nearby at Felcourt (Chartham Park), Royal Ashdown Forest Golf Club and at Holtye and Sweetwoods.

DESCRIPTION
Coombe Cross is a truly exceptional and private family home, set within approximately 2.5 acres of beautifully maintained gardens and grounds. Enjoying fine westerly views, the property offers extensive parking and garaging, and within easy reach of East Grinstead town centre.

Over the past decade, the current owners have thoughtfully and comprehensively refurbished the house to an exacting standard, creating a home that is both elegant and welcoming, the house is generously proportioned with a warm, inviting feel.

The ground floor is perfectly designed for both everyday living and entertaining. A welcoming entrance hall retains many early 20th century original features and leads through to two versatile reception rooms, offering comfortable living and dining space, along with an office/study overlooking the drive.

There is a superb kitchen and family living space, fitted with a range of quality oak wall and base units, an island with breakfast bar, and integrated appliances. There is ample space for dining and informal seating, making it a natural gathering and social area. Bifold doors open onto the terrace, with views across the swimming pool and gardens beyond. A separate utility room and cloakroom complete the ground floor.

Upstairs, the first floor offers five beautifully presented bedrooms. Four of these are spacious en-suite rooms, each with their own individual style and contemporary shower room. A further guest bedroom is served by a stunning family bathroom, featuring a freestanding bath and separate shower.

The second floor provides excellent flexibility, offering an additional bedroom with dressing area and bathroom, along with two substantial rooms that can easily be adapted to suit a variety of needs; whether as guest accommodation, a nanny or au pair suite, or recreational and entertaining spaces.

Outside
Approached via Saint Hill Road, secure electric gates open onto an expansive driveway, providing extensive parking to both the front and side of the house, further complemented by a triple garage.

The gardens and grounds are a standout feature, with wide expanses of manicured lawn and mature, carefully planned planting that creates a peaceful and private setting. There is a knot garden with a water fountain and an adjoining pergola which can be enjoyed from the rear terrace. The pool area is perfectly arranged for entertaining and relaxation, complete with a garden bar and barbecue area, a gym or home office, and a pool house with changing facilities, WC and shower.

TENURE & POSSESSION
The property is offered freehold with vacant possession on completion.

SERVICES (Not tested and therefore not warrantied)
Mains electricity, gas, drainage and water. The central heating system is gas fired to radiators underfloor heating to the kitchen/living space and utility room. The swimming pool is heated by air source heat pumps.

According to Ofcom’s Broadband Speed Checker, the property is able to access standard, superfast and ultrafast broadband. Potential purchasers should satisfy themselves of the available mobile service and broadband connection to the house to ensure it meets their needs.

FIXTURES & FITTINGS
All fixtures, fittings and chattels whether referred to or not are specifically excluded from the sale.

TOWN & COUNTRY PLANNING
The property (notwithstanding any description contained in these particulars) is sold subject to any existing Town & Country Planning legislation and to any development plan, resolution or notice which may be in force and also subject to any statutory provisions or by-laws without any obligation on the part of the vendor or his agents to specify them.

LOCAL AUTHORITIES & EPC
Mid Sussex District Council – 01444 458166.
Council Tax: Band H - £4,978.16 for 2026/27.
The property has been given an EPC rating of C.


An exceptional, beautifully presented family home set in private landscaped grounds