LOT 1 GUIDE PRICE: £1,650,000 - £1,750,000

• A detached countryside residence with circa 15 acres total and Approx. 8,596 sq. ft. of versatile accommodation including garage and outbuildings (excluding carport), offering extensive living space plus equestrian and leisure facilities.

• Available in three separate lots:

o LOT 1: £1,650,000 (everything together which is 15.292 acres total)

o LOT 2: £1,100,000 (Just the house which is 4.622 acres total)

o LOT 3: £550,000 (Just the outbuildings and land by itself which is 10.67 acres total)

• Outbuildings (Stable block and covered barn) extending to 5,866 square feet

• Fully double glazed casement windows and heat pump with solar, invertor and batteries

• Superb rural setting in Vines Cross enjoying far-reaching countryside views whilst remaining convenient for Heathfield amenities and the A267 for Tunbridge Wells, Eastbourne and the coast.

• Excellent transport links for London commuters, with mainline services from Stonegate and Buxted to London Bridge (approx. 1–1 hr 15 mins), plus Polegate (London Victoria) and Crowborough.

• Beautiful farmhouse-style kitchen/diner with bespoke shaker cabinetry, stone worktops, Belfast sink, AEG double ovens, central island with wine fridge, vaulted dining area and wood-burning stove.

• Characterful dual-aspect sitting room with exposed beams, solid wood flooring and brick fireplace with inset wood-burning stove.

• Four well-proportioned bedrooms including a versatile bedroom/office and a generous principal bedroom, complemented by a ground floor shower room, family bathroom and cloakroom/WC.

• Impressive vaulted gym/games room with exposed timbers, full-width picture window, rooflights and outstanding flexibility for cinema, studio, home office or leisure space.

• Detached timber-framed garage block with open bays and storage above, set within a gravelled parking area, plus additional stable block, loose boxes, hay barn and machinery store.

• Beautifully landscaped gardens and grounds predominantly laid to lawn with mature hedging, gravel pathways, entertaining terrace and covered seating area with outdoor cooking station.

• Highly regarded schooling nearby, including Cross in Hand CE Primary, Parkside Community Primary and Heathfield Community College, plus independent options such as Skippers Hill, Mayfield School, Vinehall, Bede’s and Eastbourne College.

LOCATION: Set in Vines Cross, a small and highly regarded rural hamlet on the outskirts of Vines Cross, close to the market town of Heathfield. Surrounded by rolling East Sussex countryside, the area offers a peaceful semi-rural lifestyle while remaining convenient for everyday amenities, independent shops, cafés and supermarkets in Heathfield. The nearby A267 provides straightforward road links to Tunbridge Wells, Eastbourne and the coast.

For London commuters, mainline services are available from Stonegate railway station and Buxted railway station, both offering direct services to London Bridge in approximately 1 hour – 1 hour & 15 minutes. Further services can be accessed from Polegate railway station (to London Victoria) and Crowborough railway station, giving flexibility for commuters.

The area is well served by a range of highly regarded state and independent schools. Local state options include Cross in Hand Church of England Primary School, Parkside Community Primary School and Heathfield Community College for secondary education. Notable independent schools within easy reach include Skippers Hill Manor Preparatory School, Mayfield School, Vinehall School, Bede's School and Eastbourne College, providing excellent options for both primary and secondary education.

KITCHEN/DINER: A beautifully appointed farmhouse-style kitchen opening seamlessly into a charming dining area, perfectly blending contemporary fittings with character features throughout.

The kitchen itself is fitted with an extensive range of bespoke shaker-style cabinetry, complemented by stone work surfaces and a classic Belfast sink positioned beneath a wide window overlooking the gardens. Integrated AEG double ovens are set within a tall housing unit, alongside space for an American-style fridge/freezer. A generous central island provides additional preparation space, incorporating further storage and a built-in wine fridge, making it both a practical workspace and an ideal social hub.

The dining area enjoys a vaulted ceiling with exposed timber beams, creating a wonderful sense of volume and warmth. A wood-burning stove set on a raised brick hearth forms an attractive focal point, while a run of windows frames delightful rural views and allows natural light to flood the room. Solid wood flooring continues throughout the dining space, enhancing the cohesive and inviting feel.

SITTING ROOM: A beautifully proportioned and characterful sitting room, rich in period charm and enjoying a dual aspect that allows natural light to pour in throughout the day.

Exposed ceiling beams add warmth and architectural interest, complemented by solid wooden flooring underfoot. The focal point of the room is an attractive brick fireplace with timber mantle and inset wood-burning stove, creating a cosy and inviting atmosphere.

A large window to the front elevation frames delightful views over the surrounding countryside, with a further window to the side enhancing the light and outlook. The room offers ample space for generous seating arrangements and is ideal for both relaxed family living and entertaining.

DOWNSTAIRS CLOAKROOM/WC: A well-presented and characterful ground floor cloakroom, thoughtfully finished to complement the style of the property.

The suite comprises a low-level WC and a wash hand basin set within a bespoke wooden vanity unit, providing useful storage beneath. Decorative tiled splashback in rich teal tones adds colour and texture, while a circular wall-mounted mirror and timber detailing enhance the room’s charm.

A frosted window allows for natural light whilst maintaining privacy, and there is a useful window ledge for display. This practical yet stylish cloakroom is ideally positioned for guests and everyday convenience.

BEDROOM/OFFICE: A versatile and characterful room currently arranged as a home office and occasional bedroom, offering flexible accommodation to suit a variety of needs.

The room features an attractive brick fireplace with inset wood-burning stove, creating a charming focal point, complemented by exposed ceiling beams and warm wooden flooring. Two windows to the front and side elevations allow for excellent natural light and enjoy pleasant outlooks over the surrounding countryside.

There is ample space for a desk and seating area, making it ideal for those working from home, whilst still comfortably accommodating bedroom furniture if required. Finished in soft, contemporary tones, this is a bright and adaptable room combining period charm with everyday practicality.

BEDROOM: A charming and characterful bedroom enjoying a vaulted ceiling with exposed timber beams, creating a wonderful sense of space and warmth.

A window to the side elevation allows for natural light, while the neutral décor enhances the bright and airy feel. The room is well-proportioned and comfortably accommodates a double bed, with additional space for freestanding furniture.

A solid timber latch door adds further character, and there is useful storage provided within the room. Altogether, a cosy yet spacious bedroom blending period charm with everyday practicality.

SHOWER ROOM: A well-appointed ground floor shower room, ideal for guests or for those seeking the convenience of ground floor bathing facilities.

The room features a generous walk-in shower enclosure with glazed screen and wall-mounted rainfall shower head, complemented by contemporary tiling to the shower surround. A frosted window allows for natural light while maintaining privacy, and there is a wall-mounted heated towel rail providing both practicality and comfort.

BEDROOM 2: A beautifully presented double bedroom combining generous proportions with character features throughout.

The room benefits from an exposed ceiling beam and attractive wooden flooring, enhancing the sense of warmth and charm. A large window to the rear elevation allows for excellent natural light and enjoys delightful countryside views, creating a bright and restful atmosphere.

There is ample space for a double bed and freestanding furniture, with additional storage provided by a large wardrobe. Finished in soft, neutral tones, this is a comfortable and well-balanced bedroom ideally suited for family living or guests.

BEDROOM 3: A charming and cosy bedroom, ideal as a child’s room, nursery or single bedroom.

The room benefits from a window to the rear elevation allowing for natural light and pleasant outlooks, with a feature exposed ceiling beam adding character. Soft, neutral décor enhances the sense of brightness, while the proportions comfortably accommodate a single bed and additional storage if required.

BEDROOM 4: A bright and well-proportioned double bedroom enjoying a dual aspect and attractive character features.

Two windows allow for excellent natural light and pleasant outlooks, enhancing the sense of space. An exposed ceiling beam adds charm and complements the warm wooden flooring, creating a comfortable and inviting atmosphere.

The room comfortably accommodates a double bed along with additional furniture, and is finished in soft, neutral tones. A delightful and versatile bedroom, ideal for family living or guests.

FAMILY BATHROOM: The room is centred around a panelled bath with traditional-style chrome mixer tap and shower attachment, set against an attractive tiled surround in rich green tones. A wall-mounted heated towel rail provides both practicality and comfort, while the sloping ceiling adds architectural interest.

A window to the side elevation allows for natural light and ventilation, enhancing the bright and airy feel. Finished with warm wooden flooring and soft neutral décor, this is a stylish and well-balanced bathroom serving the family accommodation.

GYM/GAMES ROOM: An impressive and exceptionally spacious loft-style gym and games room, occupying the upper floor and offering outstanding versatility.

Featuring a vaulted ceiling with exposed timber beams, the room enjoys a wonderful sense of volume and character. A striking full-width picture window frames far-reaching countryside views, flooding the space with natural light, complemented by additional rooflights to both sides.

Currently arranged as a multi-functional leisure space with gym equipment, seating and a home office area, the room offers ample space for a cinema room, studio, playroom or further living accommodation, subject to requirements. The generous proportions easily accommodate a variety of layouts.

GARDEN/OUTSIDE AREA: The property enjoys a beautifully positioned garden with far-reaching views across open countryside, creating a wonderful sense of space and privacy. The grounds are predominantly laid to lawn, gently sloping away from the house and bordered by mature hedging, established shrubs and specimen trees, providing both colour and seclusion throughout the seasons.

A winding gravel pathway wraps around the house, connecting the various outdoor areas and adding to the cottage’s charm. To the rear, a generous gravelled terrace offers an excellent space for outdoor entertaining, complete with a covered seating area and a substantial outdoor cooking station/BBQ – ideal for summer gatherings with family and friends.

The garden provides ample space for children’s play and recreation, with open lawn areas and a more natural, wildlife-friendly section beyond. From the upper levels and garden itself, there are uninterrupted rural views over neighbouring fields and rolling countryside.

In addition, there is a detached timber-framed garage with open bays and useful storage above, set within a gravelled parking area, all enclosed by mature boundaries to maintain privacy and a peaceful setting.

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: C with potential for A

Council Tax Band: G