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.
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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.
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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.
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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.
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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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