GUIDE PRICE: £950,000

• Detached Grade II listed barn conversion extending to approximately 3,895 sq ft

• Five bedrooms and three bathrooms, including two en suite bedroom suites

• Wealth of period features including exposed beams, timber framework, brickwork and vaulted ceilings

• Impressive principal living room with galleried landing, fireplace and wood-burning stove

• Spacious kitchen/breakfast room with range cooker, dual butler-style sinks and exposed brick detailing

• Further reception space including a substantial dining room, downstairs study and generous utility room

• Characterful principal bedroom with vaulted ceiling, built-in wardrobes and en suite shower room

• Attached double garage with traditional timber doors and generous gravelled driveway parking

• Private enclosed gardens with paved terraces, raised lawn, mature hedging, pergola seating area and brick-built outdoor oven

• Sought-after village setting between Battle, Bexhill-on-Sea and Hailsham, with access to London rail links, local schools and the coast

LOCATION: The property is situated on Hooe Road in Ninfield, a well-regarded East Sussex village positioned between Battle, Bexhill-on-Sea and Hailsham, offering a semi-rural setting while remaining within easy reach of everyday amenities, surrounding countryside and the coast. Ninfield has local facilities including a village shop/post office, primary school, church and public house, with a wider range of shops, restaurants and services available in nearby Battle and Bexhill-on-Sea.

For London commuters, Battle railway station provides regular Southeastern services to London Bridge and London Charing Cross, with journey times of approximately 1 hour 20 minutes, while Bexhill and Cooden Beach stations offer alternative services towards London Victoria, with typical journey times of around 2 hours.

Schooling in the area includes Ninfield CofE Primary School within the village, with secondary education available at Claverham Community College in Battle. Independent options include Battle Abbey School, a co-educational day and boarding school for children from nursery age through to 18, together with Bede’s, which offers prep and senior schooling across its Eastbourne and Upper Dicker campuses.

KITCHEN/BREAKFAST ROOM: A spacious and characterful kitchen/breakfast room, offering an excellent blend of period charm and practical family living. The kitchen is fitted with a range of timber-fronted base and wall units, complemented by dark work surfaces, tiled splashbacks, and a prominent range cooker set within an attractive exposed brick fireplace recess. There are dual butler-style sinks positioned beneath a run of windows, allowing natural light into the room, together with generous preparation and storage space.

The room retains a wealth of character features, including exposed ceiling beams, brick pillars, reclaimed-style brick flooring to the kitchen area, and timber flooring to the adjoining breakfast/dining space. The layout provides ample room for a breakfast table or informal seating area, with glazed doors opening to the outside and further internal doors connecting through to the adjoining living accommodation, creating a warm and sociable heart of the home.

LIVING ROOM: A truly impressive principal reception room of excellent proportions, showcasing a wealth of character features including exposed oak beams and timbers, brick plinths, and a striking brick-built fireplace with inset wood-burning stove. The room enjoys a dramatic vaulted feel with a galleried landing above, creating an exceptional sense of space and charm. Large windows and glazed double doors provide generous natural light and open directly onto the rear garden, while the room offers superb flexibility for both formal entertaining and relaxed family living. Additional features include timber-effect flooring to the surrounding walkways, fitted radiators, wall lighting, and a feature staircase rising to the first floor.

DINING ROOM: A substantial and atmospheric dining room, rich in period character and ideally suited to both formal entertaining and everyday family use. The room features impressive exposed ceiling beams and wall timbers, a freestanding cast-iron stove set on a tiled hearth, and fitted carpeting, creating a warm and inviting setting. Glazed double doors open directly onto the garden, allowing natural light into the room and providing an attractive outlook, while the generous proportions offer ample space for a large dining table and additional furniture. Wall lighting, a radiator, and a chandelier-style ceiling light further enhance the room’s traditional charm.

STUDY: A charming and generously proportioned downstairs study, offering a quiet and characterful space ideal for home working, reading, or use as a secondary sitting room. The room features exposed timber framework to one wall, deep fitted carpeting, timber skirting, wall lighting, and a decorative fireplace with tiled detailing and a dark surround, creating an attractive focal point. A window to the side allows natural light into the room, while the study sits conveniently just off the main living room, providing both privacy and easy access to the principal reception space.

BEDROOM 4: A well-proportioned bedroom with a characterful feel, featuring exposed ceiling timbers, fitted carpeting, timber skirting, and soft neutral walls. The room enjoys natural light from side windows and offers ample space for bedroom furnishings, with useful recessed areas providing scope for wardrobes or additional storage. A radiator is fitted to one wall, and there is direct access through to an adjoining en suite bathroom, making this a practical and comfortable bedroom suite.

EN-SUITE: A well-appointed en suite bathroom fitted with a white suite comprising a panelled bath with shower attachment over, pedestal wash hand basin, and complementary tiled surrounds with contrasting border detail. A large wall-mounted mirror enhances the sense of space, while recessed lighting, black tiled flooring, and a useful tiled recess add to the room’s practicality. Exposed ceiling timber provides a touch of character, tying the room in with the period charm found throughout the property.

UTILITY ROOM: A well-sized utility room providing excellent additional storage and workspace, fitted with a range of contemporary base and wall units with work surfaces over, an inset sink, tiled splashbacks, and space for appliances. The room retains attractive character details including exposed ceiling timbers, a substantial timber post set on a brick plinth, and timber-effect flooring, helping it blend naturally with the adjoining kitchen/breakfast room. A radiator, recessed ceiling lighting, and further fitted cabinetry add to the practicality of the space, making it a useful and functional extension of the main kitchen area.

PRINCIPAL BEDROOM: A highly characterful principal bedroom, enjoying a vaulted ceiling with exposed beams and timber framework, creating a wonderful sense of volume and period charm. The room is fitted with soft carpeting and benefits from built-in timber wardrobes, radiators, wall lighting, and a deep window recess with pleasant outlooks. Further natural light is provided by additional roofline glazing, while an internal glazed panel overlooks the galleried landing below. A timber door provides access from the landing, with a further doorway leading through to the adjoining en suite, making this a distinctive and comfortable principal bedroom suite.

EN-SUITE: A well-presented en suite shower room fitted with a white suite comprising a pedestal wash hand basin, low-level WC, and separate shower enclosure with wall-mounted shower. The room features tiled walls with decorative border detailing, timber flooring, a mirrored wall cabinet, and exposed ceiling timbers, adding character and warmth to the space. A small window provides natural light, while the layout offers practical and convenient facilities adjoining the principal bedroom.

BEDROOM 2: A beautifully characterful bedroom of generous proportions, showcasing an impressive vaulted ceiling with exposed beams and timber framework. The room is fitted with carpeting and benefits from a range of built-in timber wardrobes, providing excellent storage. Two low-level windows bring in natural light, while further glazed internal doors overlook the galleried landing, adding to the sense of charm and connection with the wider accommodation. Additional features include exposed brickwork, wall lighting, a radiator, timber skirting, and an attractive stained-glass feature panel, creating a warm and distinctive bedroom space.

BEDROOM 3: A highly characterful bedroom of excellent proportions, featuring a striking vaulted ceiling with extensive exposed beams and timber framework throughout. The room enjoys a wonderful sense of space and period charm, with soft fitted carpeting, timber skirting, wall lighting, and radiators. Natural light is provided by roof windows set within the sloping elevations, while glazed internal doors overlook the galleried landing below, enhancing the room’s connection with the wider accommodation. The layout offers ample space for bedroom furniture, seating, or dressing areas, creating a distinctive and versatile principal-style bedroom.

FAMILY BATHROOM: A characterful family bathroom fitted with a white suite comprising a freestanding roll-top bath with claw feet and floor-mounted mixer tap, pedestal wash hand basin, low-level WC, and separate shower enclosure. The room combines practical modern fittings with period charm, featuring extensive exposed beams and timber framework, timber flooring, tiled surrounds with decorative border detailing, and a large wall-mounted mirror. Recessed ceiling lighting and fitted ventilation complete the space, creating a distinctive and well-appointed bathroom with excellent character.

GARDEN/OUTSIDE AREA: The property is approached over a generous gravelled driveway, providing ample off-road parking and access to the attached garaging with traditional timber doors. To the rear, the garden is attractively arranged with paved terrace areas, raised brick-edged lawns, mature hedging, established planting, and colourful shrub borders, creating a private and enclosed setting. A pergola-covered seating area provides a pleasant spot for outdoor dining or relaxation, while a brick-built outdoor oven adds further character and entertaining appeal. The grounds are enclosed by a combination of mature hedging, brick walling, and flint walling, complementing the period nature of the property and providing a charming backdrop to the outside space.