abliving Summer 2014

abliving TUNBRIDGE WELLS

LIFE AND STYLE FROM YOUR LOCAL PROPERTY EXPERTS

ISSUE 9

HOT PROPERTIES SALES & LETTINGS Q&A WITH BRIAN WHITING INSIDE SWAYLANDS

MEET THE TEAM

Kate Boyes Partner

Dan Boyes Partner

Ben Carey Sales Negotiator

Emma Child Lettings Manager

Gary Rodwell Property Maintenance Coordinator

John Labrum Estate & Block Manager

Katherine Cheung Estate & Block Manager

Laura Bates Lettings Negotiator

Lisa Godin Negotiator

Philippa Baston Property Administrator

Rachel North Property Manager

Rachel Wallis Chartered Accountant

Sharon CaulfeildBrowne Block & Estate Management Accounts

Established in 1998 by John Alexandre and Peter Boyes.

We specialise in residential sales, lettings, block & estate management and project management.

FIND OUT MORE ›

Welcome to the summer edition of ABLiving.

We’ve given our online magazine a fresh look and added lots of new features on the Tunbridge Wells area, property related advice and ideas and a splash of local celebrity.

We’re showcasing an exceptional selection of properties from our current sales and lettings portfolio in this issue, including Swaylands House and Bletchinglye Farm.

If you would like your property featured in this magazine or would like advice from any of our teams, please contact me by telephone on 01892 525522 or by email.

KATE BOYES Partner EMAIL KATE

IN THIS ISSUE… abproperties 02 Summer Sales 19 Summer Lettings ablifestyle 11 Q&A Brian Whiting 13

viewpoint

15

finAnce

17

viewpoint

Behind The Gates of Swaylands Ask The Accountant Property Income

Market Insight

SALES

White Ladies BISHOPS DOWN ROAD, TUNBRIDGE WELLS, KENT TN4 8XL £3,250,000 D EE GR A LE SA

REQUEST A VALUATION

One of the finest properties in Royal Tunbridge Wells with approximately 8,000 square feet of accommodation arranged over four floors, situated on the edge of Tunbridge Wells Common.

White Ladies is an outstanding detached period family house with generous and adaptable accommodation situated over four floors. The house is believed to have been built in the early 1700s, with later additions added in the mid 1800s.

“Quite simply one of the finest properties in town, buying a piece of Tunbridge Wells history.�

DAN BOYES

The present owners purchased the property in 2005 and have extensively renovated the house creating a fantastic modern home retaining many of the period features one would hope to find.

The features include high ceilings to a number of principle rooms, with ornate cornicing, deep skirting boards, solid wooden internal doors, oak flooring, picture rails, dado rails, sash windows with working folding shutters and marble fireplaces in the main reception rooms and master bedroom suite.

The property is accessed via an entrance lobby opening into a splendid reception hall with solid oak flooring and marble fireplace leading to the grand drawing room with open fireplace and floor to ceiling sash windows. The substantial kitchen/ breakfast room, installed in 2012 by Mark Wilkinson, is superbly fitted with a range of bespoke units.

EMAIL DAN

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SALES

Bletchinglye Farm ROTHERFIELD, TN6 3NN £1,950,000

REQUEST A VALUATION

Bletchinglye Farm is a stunning Grade II listed farmhouse, situated within its own gardens and grounds of approximately 15 acres, in the idyllic East Sussex countryside. The house has been sympathetically improved by the present owners to offer a beautifully presented house retaining many of the features one would hope to find, such as oak

minstrels gallery overlooking a 3/4 length leaded

“With 15 acres of gardens and grounds, this farmhouse property has huge potential for further recreational or equestrian facilities.”

light window with feature coloured glass.

BEN CAREY

doors, exposed timbers and stonework, inglenook fireplaces, oak windows and a most impressive

The accommodation is arranged over three floors and benefits from a double aspect drawing room with inglenook fireplace, sitting room, a most impressive vaulted dining hall overlooked by the minstrels’ gallery, garden room, utility room and a good size kitchen/breakfast room. On the first and second floors are five bedrooms, three bathrooms and a dressing room, all with views over the surrounding countryside.

The farmhouse is located at the end of a quiet lane and is approached through electric wooden gates leading to a large parking area in front of a detached timber framed outbuilding comprising two single garages with double opening doors, log store, garden store and workshop. The house sits within its own grounds of formal lawns, fields and woodland.

EMAIL BEN

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SALES

Castleton House FRANT ROAD, TN2 5LE £1,250,000 D EE GR A LE SA

REQUEST A VALUATION

Castleton House is a handsome Victorian property located on the popular south side of Tunbridge Wells, under a mile from the mainline station, High Street and historic Pantiles, offering privacy and seclusion in this tree lined road.

The property has been extensively modernised and extended by the present owners and now offers a superb modern family home whilst retaining many of the features one would hope to find, such as high ceilings, ornate cornicing, picture rails, large sliding

“Finish of the refurbishment is amazing, combined with a large garden and parking so close to the Pantiles, making this property quite unique.”

DAN BOYES

sash windows and exposed wooden floorboards.

The attractive rear garden extensions incorporate some magnificent vaulted ceilings giving a sense of space, which is in keeping with the rest of the house. The rear garden, which is a superb size for such a central location, has a large terrace – ideal for entertaining – leading to a well tended and landscaped plot, with formal lawns leading to a rear child’s play area and vegetable patch.

The property also offers further potential for enlargement with an unconverted cellar and attic space, which both have planning consent in place (10/02601/house).

Tunbridge Wells’ excellent range of educational, leisure and shopping facilities is within easy reach.

EMAIL DAN

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Q&A

Brian Whiting THE OWNER OF WHITING & HAMMOND PUBS AND RESTAURANTS, TELLS US WHY HE’S HUNGRY FOR THE GOOD LIFE IN TUNBRIDGE WELLS.

Home is…?

Favourite thing to do in Tunbridge

Originally, I am from the north west of

Wells?

the country. After relocating to follow a

There are numerous things that I enjoy

chef-ing career, I eventually ended up in

doing, from nipping to the Rugby Club to

the beautiful south east, with home now

watch Tunbridge Wells play on a Saturday

being Langton Green, Tunbridge Wells.

to shopping in the Victoria Centre and drinking in all the good bars in the town.

Best place in Tunbridge Wells for a first date?

Why do Whiting & Hammond pubs

I’m not sure I’m the best person to ask

stand out?

this question! I have been happily married

I’d like to think that we stand out because

for 25 years, however, if I was young free

we are passionate about our customers’

and single, I imagine I would take my first

overall dining experience. We really want

date to Sankeys.

people to enjoy their time when they come to one of our pubs. It’s important

Best memory of Tunbridge Wells?

to us that they leave with a lasting

Without a doubt this would be cooking

impression of their time with us, so that

on the Bandstand for the Pantiles Food

we can welcome them back again.

Festival. I did a cooking demonstration on a beautiful sunny day only this year. The

Favourite shop?

festival was extremely well supported and

Hoopers. Especially when they have a sale

there was a fantastic atmosphere.

on! They have a great mens department.

READ MORE

VISIT W&H

E S TAT E M A N A G E M E N T B E H I N D T H E G AT E S O F

SWAYLANDS

A HOME TO ROYAL VISITORS AND A SANCTUARY FOR ARTISTS The three gabled Swaylands House has a

constructed the Stable Block (now

legacy of charm and beauty that stretches

Clockhouse Mews) and the Lodge using

back 150 years. The building has hosted

the architect, George Devey, whose work

royalty and lit the imagination of poets

included Penshurst Place for the De L’Isle

and authors, including JM Barrie, creator

family.

of Peter Pan. The estate was purchased by George Swaylands was built by William Woodgate

Drummond in 1877 who transformed the

in 1835, as a miniature of his birthplace,

House and surrounds into the magnificent

Somerhill, in Tonbridge. It was later

buildings and grounds that we see today.

extended by Edward Cropper who

The house became well known in high

society circles for many grand parties and other social events. King Edward VII, a close friend of Drummond, was a regular visitor, as became his daughter in law, Queen Mary. The estate still boasts the

“A superior mansion fit for the immediate reception of a nobleman or gentleman’s family, approached by a carriage drive, the whole surrounded by an undulating beautifully timbered park” THE TIMES September 8th 1877

listed sandstone gun emplacement where it is reputed the house would salute the Royal arrivals.

Siegfried Sassoon CBE MC, soldier and eminent poet was a visitor, and John Buchan convalesced at Swaylands where it was said the inspiration came for The Thirty-Nine Steps. The steps were said to be on the west side, with a view across Penshurst from the top.

The Times advertisement of Swaylands

Whitehall and Trafalgar Square. It is said

in 1877 described the ground floor

the proximity of his Bank at Charing

of Swaylands House, boasting a 25ft

House determined his decision to buy

morning room, a 26ft drawing room, a

Swaylands House, due to the easy

25ft dining room, a library, a 24ft billiard

commute from Tonbridge station.

room and the ‘imperial stone staircase’ entering the house from the gardens.

Drummond extended Swaylands to

There was a 60ft long conservatory, a 69ft

accommodate his growing family and to

vinery and a ‘peach house’.

host house parties and events with his guests to demonstrate his hospitality.

George Drummond was a partner of Drummond Bank on the corner of

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A S K T H E A C C O U N TA N T

PROPERTY INCOME

TONY LEACH OF WARD MACKENZIE GETS TO GRIPS WITH PROPERTY INCOME What is property income?

How do HMRC

Property income is calculated

calculate income?

as the rents receivable less the

Income is calculated on the usual

expenses that can be set against

accruals basis unless income is

those rents for tax purposes.

small less than ÂŁ15,000. In which

It includes the income from

case, HMRC will accept profits

all properties let by the same

determined on a cash basis,

person in the UK. There is no

provided this is used consistently

separation of the income from

and is not substantially different

different types of property,

from the strict earnings basis.

such as commercial or residential lets, furnished or

I make a loss – do I need

unfurnished, although income

to do a tax return?

from commercially let furnished

All of the income and expenses

holiday accommodation must be

from UK property lets held by

calculated separately, as special

individuals or trustees should be

rules apply. Otherwise, all the

shown on the UK property pages

property owned by one person

of the tax return. Individuals

in the UK are considered as

believe that if they make a loss

one business.

from their rentals, the income and expenses do not have to be declared. But if a loss is not claimed it cannot be set off

against future profits from the same property business.

HMRC did not send me a return.

Under Self Assessment, it is down to the individual to notify HMRC of the requirement to complete a return, not the other way around.

Can I claim travel costs?

house away, but carry on living

You can claim a tax deduction

in it without paying full market

for the cost of journeys relating

rent, that would be a gift with

to the property business, if they

reservation of benefit. This

are wholly connected with letting

would still be counted as part

and any personal purposes

of your estate when you die, for

being merely incidental.

IHT purposes.

Can I give a property away

For clarification of the

but continue to live in it?

definition of a lodger and

No, the property must be

advice on claiming indexation

given outright. If you give your

allowance, read more...

If you have property related accountancy queries you’d like answered in the next edition of ABLiving, please email Tony Leach.

EMAIL TONY READ MORE

TUNBRIDGE WELLS VIEWPOINT

MARKET INSIGHT

ALEXANDRE BOYES EXPLORES WHAT’S HAPPENING IN THE LOCAL PROPERTY MARKET

The lowdown on lettings‌

the school places, the rush is on to find

Traditionally, the summer months are

the perfect family house before the new

a busy time for residential lettings,

term. The level of applicant registrations,

particularly for the family house market.

enquiries and viewings are up on this time

We have seen a healthy pipeline of good

last year. With the abundance of excellent

quality, well priced, stock come to the

schools, shops and restaurants set in

market teamed with high demand. Once

some of the most stunning countryside,

that envelope hits the doormat confirming

all within a 52 minute commute to the

city it is no wonder Tunbridge Wells is

a positive move forward in this business.

one of those ‘golden triangle’ towns.

It would see everyone working to the

This all impacts the supply and demand

highest industry standards, improving the

chain, market rents and yields, and market

standard of rental accommodation across

activity in general.

the country, not just London (something

Once that envelope hits the doormat confirming the school places, the rush is on to find the perfect family house before the new school term.

Residential lettings has also been a hot topic in the press. Often, landlords and tenants do not understand the difference between a regulated agent and non-regulated. Alexandre Boyes are voluntary members of the Association of Residential Lettings Agents (ARLA) and RICS accredited schemes and invest in their training programmes. ‘Voluntary’

Boris Johnson is in hot pursuit of, with his recently launched London Lettings Scheme), greater protection of client funds and tenant deposits, transparency of fees and costs, and a better system of redress for the consumer.

The ultimate goal is to instil a greater level of consumer understanding and trust in their chosen agent.

The family market is still performing well with demand outstripping supply, especially in the ever shrinking school catchment areas forcing prices to an all-time high

is the hot topic. There is much talk

Summing up sales…

about making accreditation schemes

The last few months has been one of

mandatory to wheedle out the rouge

the busiest periods we have known, with

agents and landlords, and to make the

a large percentage of property sales

whole lettings process as transparent

agreeing in excess of the asking price

as possible. Alexandre Boyes support

within days of coming to the market.

this whole heartedly -– anything that raises standards and professionalism is

READ MORE

LETTINGS

Nevill House BOYNE PARK, TUNBRIDGE WELLS £4250 PCM

REQUEST A VALUATION

A new build house located in a prime residential address in the centre of town with a garage, off road parking, courtyard garden and terrace.

The accommodation is arranged over four floors with exceptional reception rooms, offering a great deal of family and entertaining space. The kitchen/ breakfast room is a particular feature, offering open-plan living, and high quality fittings and appliances. The units are all hand painted with real

“Contemporary, new, with the wow factor kitchen and cinema room. The perfect rental property, and an easy walk into town.�

EMMA CHILD

wood veneer surrounds. Base and full height units all have soft close mechanisms with satin stainless handles and integrated power points.

Circular bespoke real wood veneered breakfast console and real stone polished worktops. The quality fully integrated stainless steel appliances

by Miele include two eye level ovens, microwave, larder fridge, tall freezer unit, coffee machine, hot drawer units, induction hobs with retractable extractor fan units, chilled and boiled water taps and inset sink units with chrome mono-bloc tap.

The utility room is fitted with a range of bespoke kitchen units and inbuilt tall larder units to match the main kitchen with post formed laminate worktops. The gas fired condensing boiler (Class A Sedbuk rated), for the central heating is wallmounted within a full height cupboard unit.

EMAIL EMMA

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LETTINGS

Swaylands House PENSHURST £3000 PCM

REQUEST A VALUATION

One of the most unique apartments located in one of the south east’s premier country estates, and the former ballroom to George Drummond’s Victorian mansion.

The accommodation includes an entrance porch with ‘swipe fob’ access to a reception hall, where the magnificent stone staircase and lift take you to the first floor. The apartment is approached by its own front door with hall and doorway leading to

Probably one of the grandest apartments. It has the most detailed cornicing I’ve seen in a private residence.’

LAURA BATES

the turret staircase and access to the roof balcony.

The impressive kitchen/breakfast area is dominated by the glazed atrium and ornately plastered ceiling with windows to two aspects and a door to the private balcony. The room is loosely divided into three areas -– the sitting area, dining area and a kitchen with granite worktops, the cupboards, draws and brisling units with appliances including NEFF oven, microwave and coffee machine and American style fridge freezer.

The drawing room has windows to three aspects, ornately plastered ceiling, open fireplace, and stunning views across the grounds and valley. The master bedroom has windows to two aspects, ornately plastered ceiling, double wardrobe and dressing area with an en suite bathroom with roll top bath and separate shower cubicle.

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