GUIDE PRICE: £725,000 to £825,000

• Substantial detached family home extending to approximately 3,963 sq ft with grounds extending to over half an acre

• EPC rating of A (123 to 130)

• Five well-proportioned bedrooms and three bathrooms within the main house

• Impressive open-plan kitchen/breakfast/family room with direct access to the garden

• Elegant reception rooms including drawing room, formal dining room and spacious living room

• Generous principal suite with extensive built-in storage and en-suite bathroom

• Beautifully maintained and expansive gardens with patio, decking and meadow-style grounds

• Large gravel driveway providing ample off-road parking for multiple vehicles

• Semi-rural village location with excellent access to Heathfield amenities and the Cuckoo Trail

• Convenient for London commuters via nearby stations at Stonegate, Buxted and Uckfield, and within reach of highly regarded schools

LOCATION: Situated along Little London Road in the popular village of Horam, this property enjoys a semi-rural setting whilst remaining conveniently placed for everyday amenities. Horam offers a selection of local shops, cafés and services, with the nearby market town of Heathfield providing a broader range of supermarkets, independent retailers and leisure facilities. The surrounding countryside, including the Cuckoo Trail, offers excellent opportunities for walking, cycling and outdoor pursuits.

For commuters, the area is well served by nearby mainline stations at Stonegate, Buxted and Uckfield, all of which provide regular services into London, including London Bridge and London Victoria, making it an attractive option for those needing access to the capital. Road links are also convenient, with the A267 and A22 providing routes towards Tunbridge Wells, Eastbourne and the wider motorway network.

The property is also well positioned for a range of highly regarded schools. Local state options include Maynards Green Community Primary School and Heathfield Community College, which caters for secondary education. In addition, there are a number of respected independent schools within easy reach, including Skippers Hill Manor Preparatory School, Vinehall School and Bedes School, offering both primary and secondary education options.

ENTRANCE HALL: An elegant and welcoming entrance hall setting the tone for the rest of the home, featuring a staircase rising to the first floor with attractive balustrading and a carpet runner. The space is beautifully presented with stylish wall panelling and a neutral colour palette, creating a warm and inviting first impression. Generous in proportion, the hallway provides access to the principal ground floor rooms and benefits from good natural light, complemented by tasteful lighting and quality flooring underfoot. A well-appointed and characterful introduction to the property.

KITCHEN/BREAKFAST/FAMILY ROOM: A beautifully arranged open-plan kitchen/breakfast/family room, forming the true heart of the home and ideally suited to modern family living and entertaining.

The kitchen is fitted with a comprehensive range of cream shaker-style wall and base units, complemented by wooden work surfaces and a classic tiled splashback. A Belfast-style sink is positioned beneath a window overlooking the garden, while a range-style cooker with stainless steel extractor provides a central focal point. Integrated appliances and ample storage are thoughtfully incorporated throughout.

Flowing seamlessly from the kitchen is a relaxed breakfast area with a breakfast bar, creating an ideal space for informal dining. The room then opens into a superb family area, featuring exposed brickwork and timber detailing which add warmth and character.

The family space enjoys an abundance of natural light via large sliding doors leading directly onto the garden, creating an excellent indoor-outdoor connection. With generous proportions throughout, this versatile open-plan room offers clearly defined areas for cooking, dining and relaxing, making it perfectly suited to both everyday living and entertaining.

DRAWING ROOM: A charming and beautifully presented drawing room, rich in character and period detailing. The room features high ceilings with ornate cornicing and a striking central chandelier, creating an immediate sense of elegance and space.

A large window to the front aspect allows an abundance of natural light to fill the room, complemented by deep-toned curtains and a stylish feature wall with decorative wallpaper. The focal point is an attractive fireplace with a classic surround and mantle, providing a cosy and inviting atmosphere.

FORMAL DINING ROOM: A beautifully appointed formal dining room, exuding elegance and character throughout. The space features high ceilings with ornate cornicing and a statement chandelier, creating a refined setting ideal for entertaining.

A large window to the side aspect allows for excellent natural light, complemented by deep-toned curtains and striking decorative wallpaper, adding warmth and sophistication to the room. The layout comfortably accommodates a substantial dining table and multiple chairs, perfect for hosting both intimate dinners and larger gatherings.

LIVING ROOM: A spacious and inviting living room, offering excellent proportions and an abundance of natural light. The room features high ceilings with attractive cornicing and two elegant chandeliers, enhancing the sense of space and period charm.

A large bay-style window to the front aspect and additional window to the side allow light to flood the room, while the neutral décor creates a warm and welcoming atmosphere. The focal point is a feature fireplace with decorative surround and mantle, complemented by wall-mounted lighting and display alcoves.

DOWNSTAIRS CLOAKROOM: A stylishly presented downstairs cloakroom comprising a low-level WC and pedestal wash hand basin. The space is enhanced by attractive wall panelling and tasteful décor, creating a smart and contemporary finish. A window provides natural light and ventilation, while additional features include a wall-mounted mirror and practical fittings throughout. A well-appointed and convenient addition to the ground floor accommodation.

PRINCIPAL BEDROOM: A spacious and beautifully presented principal bedroom, offering a calm and comfortable retreat with generous proportions throughout.

The room is fitted with an extensive range of bespoke built-in wardrobes and bedroom furniture, providing excellent storage while maintaining a clean and cohesive aesthetic. A large window allows for an abundance of natural light, complemented by attractive fitted curtains and a pleasant outlook.

There is ample space for a large double bed and additional furnishings, with the layout thoughtfully arranged to create both sleeping and dressing areas. The room further benefits from direct access to a well-appointed en-suite bathroom, enhancing both convenience and privacy.

EN-SUITE: A well-appointed and spacious en-suite bathroom, designed to offer both comfort and practicality.

The room features a shower as well as a separate panelled bath set within a tiled surround, complemented by a wash hand basin and tasteful fittings throughout. Neutral tiling creates a bright and clean aesthetic, further enhanced by excellent natural light from a large window, which also enjoys a pleasant outlook.

There is useful built-in storage, alongside additional space for freestanding furniture, ensuring the room remains both functional and well-organised. Finished in a classic style, this en-suite provides a relaxing and private space, ideally suited to the principal bedroom.

BEDROOM 2: A bright and well-proportioned bedroom, offering a calm and inviting atmosphere.

The room benefits from a large window allowing for excellent natural light, complemented by neutral décor that enhances the sense of space. There is ample room for a double bed and associated furnishings, making it a comfortable and versatile sleeping area.

A notable feature is the in-room wash hand basin, providing added convenience and practicality. This bedroom would be ideally suited for guests or family use, offering both comfort and functionality.

BEDROOM 3: A charming and well-presented double bedroom, beautifully styled in soft, warm tones to create a welcoming and restful environment.

The room enjoys excellent natural light via a large window, enhancing the sense of space and highlighting the attractive décor. There is ample room for a double bed and accompanying furniture, with a feature wall adding character and visual appeal.

A useful in-room wash hand basin provides additional practicality, making the space ideal for guests or family members. Overall, this is a comfortable and thoughtfully arranged bedroom with both style and functionality.

SHOWER ROOM: A well-presented and modern shower room, fitted with a contemporary suite.

Comprising a fully enclosed shower cubicle, low-level WC, and a wall-mounted wash hand basin, the room is finished in neutral tones with complementary tiling. A frosted window provides natural light whilst maintaining privacy, and a chrome heated towel rail adds both practicality and comfort.

BEDROOM 4: A comfortable and well-proportioned bedroom, ideally suited for use as a child’s room, guest bedroom, or home office.

The room benefits from a large window allowing for good levels of natural light, creating a bright and pleasant atmosphere. There is space for a single bed and additional furnishings, with a practical layout that can be adapted to suit a variety of needs.

BEDROOM 5: A well-proportioned bedroom offering a comfortable and practical layout.

The room benefits from a large window allowing for plenty of natural light. There is space for a bed and additional furnishings, with fitted wardrobes providing useful built-in storage.

FAMILY SHOWER ROOM: A well-appointed family bathroom, fitted with a modern white suite and complemented by neutral tiling throughout.

The room comprises a panelled bath with shower over and glass screen, low-level WC, and a wash hand basin set within a useful vanity unit providing excellent storage. Additional built-in cabinetry further enhances practicality, making this a highly functional space for family living.

A frosted window allows for natural light while maintaining privacy, creating a bright and airy feel. Overall, a neatly presented and practical bathroom suited to everyday use.

GARDEN/OUTSIDE AREA: Set within a truly exceptional plot, the property benefits from extensive and beautifully varied grounds offering a high degree of privacy and a wonderful sense of space. The gardens are predominantly laid to lawn and bordered by an array of mature trees, established shrubs, and well-stocked planting, creating a picturesque and tranquil setting.

A generous patio and raised decking area provide ideal spaces for outdoor dining and entertaining, enjoying delightful views across the grounds. The expansive lawn extends into a more open, meadow-like area, perfect for families, recreational use, or those seeking a semi-rural lifestyle.

To the front, a large gravel driveway offers extensive off-road parking for multiple vehicles, complementing the overall appeal of this impressive outdoor space.

AGENTS NOTE: Please note that these details have been prepared as a general guide and do not form part of a contract. We have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Room sizes are approximate and should not be relied upon. Any verbal statements or information given about this property, again, should not be relied on and should not form part of a contract or agreement to purchase.

Council Tax Band: G