Cruttenden, Woodchurch, Ashford, Kent

Cruttenden is situated on Brook Street just to the south-west of the village of Woodchurch. The village provides day to day facilities including village shop, café and public houses. The larger town of Tenterden is 4-miles west and provides a more comprehensive range of facilities and amenities including supermarket stores and high street branded shops. Ashford is only 7-miles north-east and provides an additional comprehensive range of facilities and amenities including national road links via the M20, as well as national and international rail links with a high-speed rail link to London in approximately 37 minutes.

Cruttenden is a hidden gem in the Weald of Kent with fine views south over Shirley Moor. Formerly a small holding, the property now comprises a detached Grade II Listed residence in need of modernisation throughout. In addition to the main house, there is a detached brick and tile Kent Barn that is part converted into a residential annex with Planning Permission granted in the 70’s, along with a detached general purpose store, which we believe would have been used for agricultural purposes when the small holding was active. The Kent Barn was partially rebuilt after the 1987 storm and is in reasonable condition throughout with the annex area being potentially habitable, subject to some modernisation additions. The property in its entirety extends to 2.66 acres and the house has recently been left vacant due to its condition, as significant works need to be undertaken to get up to modern living standards.

Outside, there would have been a reasonable sized residential curtilage when the property was a working small holding. However, with the majority of land now requiring clearance, it is hard to identify the residential, agricultural and amenity elements of the property. In addition to the residential parts there are two buildings including a part converted Kent Barn and a General Purpose Storage Building.

The majority of the land is overgrown and in need of managed clearance. It should be noted there is a redundant caravan situated within the vegetation area, which was once lived in as an annex, but has not been occupied for a significant period of time.

The agricultural land at Cruttenden is now non-existent due to the vegetation growth. If, however it was to be brought back to agricultural use, it would be classified as Grade III on the Agricultural Land Classification Plan for England & Wales and would have soil types typical of this part of Kent being Wealden Clays. There is a small parcel of land to the north-east of the house which is in separate ownership. The agents have had discussions with the owners of this parcel, and this may be available by separate negotiation after the purchase of Cruttenden is complete.

Access to the property is directly from Brook Street to the north into a privately owned and maintained access way. As far as we are aware, the property abuts the public highway.

The property is offered for sale by Contractual Tender as a whole. The vendor reserves the right not to accept any offer. Vacant possession will be available on completion with the property clear of any belongings. The closing date for tenders is Friday 24th June 2022 at 12 noon. All documentation is available on the solicitor’s Data Room which is available upon request.

Please see the Property Particulars for further descriptions of the dwelling and outbuildings and for further information on services, tenure, photographs, vendor’s solicitor and access to the Data Room, planning, viewings etc.

Enquire about this property

Enquire / Book Viewing

Contact Details:


Offers In Excess Of £645,000

2009 square feet

2.66 acres

4 bedrooms

1 bathrooms

Map View


01233 740077