GUIDE PRICE: £475,000 - £495,000

• A semi-detached, 2,076 square single-storey home with 4.6 acres in total set along Standard Hill, on the edge of the popular village of Ninfield, close to the historic town of Battle (0.579 acres of garden and the remaining 4.607 acres is a field neighbouring the property).

• The field to the right of the property can be accessed by a gate from the main road.

• Double garage with covered store

• Excellent London commuter links via mainline services at Battle, Bexhill and Hastings stations, with direct routes to London Charing Cross, London Bridge and Cannon Street

• Bus route between Bexhill and Eastbourne

• Well regarded local schooling, including Ninfield Church of England Primary School, Battle & Langton College, Claverham Community College, Vinehall School and Battle Abbey School

• Bright and sociable kitchen/breakfast room with extensive storage, integrated double oven and space for family dining

• Attractive formal dining room featuring a character fireplace, ideal for entertaining

• Flexible accommodation including a living room/additional bedroom, cosy snug with wood-burning stove, and a spacious family room with garden access

• Light-filled conservatory providing a peaceful garden room and additional reception space

• Practical utility room with storage, plumbing for appliances and direct external access

• Two generous double bedrooms with king-size beds, including a principal bedroom with built-in wardrobes and en suite, plus a well-appointed family bathroom

• Set within beautifully maintained gardens with terraces, lawns, mature planting, outbuildings and off-road parking, enjoying privacy and far-reaching countryside views

LOCATION: This property is located in Standard Hill, situated on the edge of the sought-after village of Ninfield, close to the historic town of Battle. The area is renowned for its attractive countryside setting, strong community feel and access to scenic walks, while still offering everyday amenities including local shops, pubs and village services. Battle High Street provides a wider range of independent shops, cafés and leisure facilities, all within a short drive.

For London commuters, mainline rail services are available from Battle Station, Bexhill Station and Hastings Station, offering regular direct services to London Charing Cross, London Bridge and Cannon Street. Road connections are also convenient, with the A21 providing access north towards Tunbridge Wells and the M25, and south to the coast.

The area is particularly well regarded for schooling. Highly rated state options include Ninfield Church of England Primary School and Battle & Langton College, along with Claverham Community College. Well-known independent schools nearby include Vinehall School and Battle Abbey School, making the location an excellent choice for families seeking both educational quality and countryside living.

KITCHEN/BREAKFAST ROOM: The kitchen/breakfast room is a bright and well-proportioned space, fitted with a comprehensive range of base and wall units providing ample storage, complemented by generous worktop space. Integrated appliances include a double oven and hob with extractor hood, with additional space for freestanding appliances. The room comfortably accommodates a breakfast or dining table, making it ideal for everyday family use. Finished with tiled flooring and a colourful tiled splashback, the kitchen enjoys good natural light and benefits from direct access to the adjoining areas of the house, creating a practical and sociable heart of the home.

DINING ROOM: The dining room is a well-proportioned and welcoming space, ideal for both everyday family meals and more formal entertaining. Centred around a feature fireplace, the room offers ample space for a full-size dining table and additional furniture, with a window providing natural light and a pleasant outlook. Finished in neutral tones with fitted carpet, the room also benefits from easy access to the kitchen, creating a practical and sociable layout while retaining a traditional dining room feel.

LIVING ROOM/BEDROOM: This versatile and generously proportioned room offers flexible use as either a comfortable living room or an additional bedroom. Centred around a character fireplace with brick hearth, the room provides a warm and inviting focal point, complemented by a window allowing for good natural light. The space comfortably accommodates a range of furniture layouts, with neutral décor and fitted carpet creating a bright and adaptable interior. Double doors lead through to adjoining accommodation, enhancing the sense of flow and making this an ideal multi-purpose room within the home.

SNUG: The snug is a cosy and characterful reception space, ideal as a quiet sitting room or reading area. Centred around a wood-burning stove set on a tiled hearth, the room offers a warm and inviting atmosphere, perfect for relaxed evenings. The snug benefits from a pleasant outlook and provides a comfortable link between adjoining rooms, with neutral décor and flooring creating a welcoming and versatile space within the home.

FAMILY ROOM: A bright and welcoming family room enjoying a lovely outlook over the rear garden, enhanced by large glazed doors and windows that allow an abundance of natural light to flood the space. The room offers generous proportions, comfortably accommodating a range of seating and media furniture, making it ideal for everyday family living or relaxed entertaining. Finished with neutral décor and soft carpeting, the space feels calm and inviting, while the direct access to the garden creates a seamless connection between indoor and outdoor living. This versatile room provides an ideal setting for a secondary sitting area, playroom, or informal lounge.

CONSERVATORY: The conservatory is a bright and relaxing space, enjoying an abundance of natural light through glazed walls and a translucent roof, creating a pleasant connection with the garden. The room offers ample space for comfortable seating, making it ideal for use as a sitting area, garden room or informal entertaining space. With direct access to the outside, the conservatory provides a versatile additional reception area, perfect for enjoying views of the garden throughout the year.

UTILITY ROOM: The utility room provides a practical and versatile additional space, fitted with a range of storage cupboards and worktop surfaces incorporating a sink unit. There is space and plumbing for a washing machine, tumble dryer and additional appliances, making it well suited for everyday household use. Finished with tiled flooring and enjoying good natural light via the glazed door and windows overlooking the garden, the room also offers direct external access, ideal for muddy boots, laundry and general storage.

FAMILY BATHROOM: The family bathroom is bright and well-proportioned, featuring a full-length panelled bath with mixer taps, a separate curved glass shower enclosure with wall-mounted shower, low-level WC and a vanity unit with inset basin providing useful storage. The room is finished with part-panelled walls in a vibrant coastal tone, complemented by tiled flooring and crisp white sanitaryware. A window allows for natural light and ventilation, while decorative detailing adds character and warmth, creating a practical yet welcoming family bathroom.

PRINCIPAL BEDROOM: This well-proportioned bedroom is light and comfortable, enjoying a pleasant outlook through a wide window that allows for good levels of natural light. The room offers ample space for a double bed and accompanying furniture, complemented by extensive built-in wardrobes providing excellent storage. Finished in soft neutral tones with fitted carpet, the bedroom has a calm and restful feel, further enhanced by the convenience of an adjoining en suite shower room, making it a practical and appealing king-size bedroom.

EN-SUITE: The en suite shower room is neatly presented and well-appointed, featuring a curved glass shower enclosure with wall-mounted shower, low-level WC and a vanity unit with inset basin and storage below. Finished with neutral wall and floor tiling, the room has a clean and contemporary feel, complemented by a heated towel rail and a window providing natural light and ventilation. A practical and well-maintained en suite, ideal for everyday use.

BEDROOM 2: This generously sized bedroom is light and inviting, benefiting from dual-aspect windows that provide excellent natural light throughout the day. The room comfortably accommodates a king-size bed along with additional furniture, creating a versatile and well-balanced layout. Finished in soft neutral tones with fitted carpet, the bedroom has a calm and welcoming feel, further enhanced by built-in storage and pleasant outlooks. A comfortable and practical double bedroom, ideal for use as a principal or guest room.

GARDEN/OUTSIDE AREA: The property is set within generous and highly attractive grounds, offering a wonderful sense of space, privacy and rural outlook. Arranged over gently sloping levels, the gardens are predominantly laid to lawn and interspersed with a variety of mature trees, hedging and planting, creating a natural and peaceful setting with far-reaching views across adjoining countryside.

A paved terrace provides an ideal spot for outdoor seating and entertaining, with steps leading up to the main lawn and further garden areas beyond. There is a covered seating area and garden structures offering additional flexibility for outdoor dining, relaxation or hobbies, alongside useful outbuildings and storage.

To the front, a driveway provides off-road parking and access to further garden areas. Overall, the outside space perfectly complements the character of the property, offering an excellent balance of usable garden, privacy and scenic surroundings.

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.

EPC: F with potential for C

Council Tax Band: E