GUIDE PRICE: £750,000 to £795,950

• Substantial 3,062 sq ft Grade II listed character property in the heart of Herstmonceux village

• 5 bedrooms and 2 bathrooms, including a distinctive principal bedroom suite with en-suite

• Versatile shop unit with prominent frontage, ideal for boutique retail or creative commercial use, subject to consents

• Characterful accommodation with exposed beams, fireplaces, wooden floors and period detailing throughout

• Three inviting reception areas including sitting room, living area and dining room

• Spacious kitchen with adjoining utility room and excellent everyday practicality

• Established rear garden with paved entertaining terraces, mature planting and secluded seating areas

• Productive garden areas with vegetable beds, polytunnels/greenhouses and useful growing space

• Car port, workshop, timber outbuilding and additional storage/hardstanding areas

• Well placed for village amenities, nearby schools and commuter rail links from Polegate and Battle stations

LOCATION: This property is situated in the charming village of Herstmonceux, a sought-after East Sussex setting known for its historic character, countryside surroundings and excellent access to nearby Hailsham, Battle, Eastbourne and the wider Sussex coast. The area offers a good range of local amenities, village facilities and nearby attractions including Herstmonceux Castle Estate and The Observatory Science Centre.

For London commuters, nearby mainline rail connections are available from Polegate, with services towards London Victoria, as well as Battle, which provides routes towards London Charing Cross. Hailsham Town Council notes Polegate and Battle as the nearest rail connections for Hailsham, with Polegate on the Eastbourne/Lewes/Brighton/Gatwick/London Victoria line and Battle on the Hastings/Tunbridge Wells/London Charing Cross line.

Schooling in the area includes Herstmonceux Church of England Primary School on Gardner Street itself, together with further state options in and around Hailsham, including Hailsham Academy on Battle Road. Independent schooling is also available nearby, with Bede’s Senior School at Upper Dicker and Bede’s Prep School in Eastbourne providing private education across primary and secondary age ranges.

SHOP UNIT: A versatile shop unit arranged over split levels, offering a characterful retail space with good natural light from the front window and a series of display areas suited to antiques, interiors, art or specialist goods. The space provides flexible open-plan accommodation with track lighting, timber flooring to part and a raised rear section, allowing for clear separation between customer-facing display, storage and work areas. With its distinctive period feel and generous proportions, the unit offers excellent scope for a boutique retail occupier or creative commercial use, subject to any necessary consents and has been very successful in the past for the current owner.

KITCHEN: A spacious kitchen fitted with a range of cream wall and base units, complemented by pale green worktops, tiled splashbacks and tiled flooring. The room offers generous preparation and storage space, with a sink positioned beneath the window to provide natural light, an integrated dishwasher, and space for a range-style cooker with extractor over. Recessed ceiling lighting and a soft neutral colour palette create a practical everyday setting, while the layout provides a natural connection through to the adjoining utility room and living/dining areas.

SITTING ROOM: A charming sitting room with exposed ceiling beams and a warm, cottage-style feel, offering generous space for comfortable seating arranged around a feature fireplace with inset stove. The room enjoys natural light from a broad window and is enhanced by soft-toned décor, wall lighting and traditional detailing. With its cosy proportions, character features and easy flow through to the adjoining reception areas, this is an inviting everyday living space ideal for relaxing or entertaining.

DINING ROOM: A vibrant dining room full of character, featuring exposed ceiling beams, wooden flooring and a striking feature wall that creates a warm and inviting setting for entertaining. The room comfortably accommodates a large dining table and chairs, with built-in shelving providing useful display and book storage. Full-height glazed doors open directly to the garden, bringing in excellent natural light and creating an attractive connection between the dining space and outside. The room also benefits from charming period detailing and an easy flow through to the adjoining reception areas.

LIVING AREA: A characterful living area with exposed ceiling beams, wooden flooring and a warm, inviting atmosphere. The room provides comfortable space for relaxed seating, complemented by built-in display shelving, freestanding storage and attractive decorative detailing. Open-plan access through to the adjoining dining area creates a sociable flow, while the use of colour, period features and natural materials gives the space a charming and distinctive feel.

UTILITY ROOM: A practical utility room fitted with base and wall-mounted storage units, worktop space and a stainless-steel sink with drainer. There is plumbing and space for laundry appliances, with tiled splashback detailing and a window providing natural light. The room offers useful additional storage and a functional workspace, ideal for everyday household tasks.

PRINCIPAL BEDROOM: An impressive principal bedroom suite, rich in period character, with a vaulted, beamed ceiling and generous proportions arranged to provide both sleeping and sitting areas. The room features exposed timbers, soft neutral décor and multiple windows/skylights that bring in natural light, creating a bright yet cosy atmosphere. There is ample space for a double bed, occasional seating and additional freestanding furniture, with the far end of the room offering a charming relaxation area centred around an attractive exposed brick fireplace. Further period details, including sloped ceilings and feature beams, add considerable charm, while built-in storage and an adjoining wash area enhance the practicality of this distinctive principal bedroom.

EN-SUITE: A compact en-suite fitted with a shower cubicle and low-level WC, set beneath a sloped ceiling with a skylight providing natural light. The space features neutral décor, tiled flooring and recessed ceiling lighting, offering practical facilities to serve the principal bedroom.

BEDROOM 2: A generous and characterful bedroom enjoying excellent natural light from a large sash-style window, with views across the neighbouring tiled rooftops and greenery beyond. The room offers ample space for a double bed and freestanding furniture, complemented by fitted wardrobe cupboards and a decorative fireplace that adds to the period charm. Warm-toned walls, feature wallpaper and traditional detailing create a comfortable, inviting feel, while the proportions make this a well-suited principal or guest bedroom.

BEDROOM 3: A charming bedroom with a wealth of period character, featuring exposed timber beams, attractive wide-plank wooden flooring, and a soft decorative scheme that complements the home’s cottage-style feel. The room enjoys natural light from a window with delicate drapery, while built-in double wardrobes provide useful storage. There is ample space for a bed and additional freestanding furniture, with the room further enhanced by traditional detailing and views through to the adjoining landing.

FAMILY BATHROOM: A well-proportioned family bathroom fitted with a white suite comprising a panelled bath with glass shower screen and wall-mounted shower over, a low-level WC and a countertop wash hand basin set on a timber vanity unit with open storage beneath. The room is fully tiled in a neutral tone with decorative border detailing, complemented by tiled flooring and recessed ceiling lighting. A window provides natural light, with the layout offering practical space for everyday family use.

BEDROOM 4: A characterful double bedroom with attractive exposed ceiling beams and polished wooden floorboards, creating a warm period feel. The room enjoys natural light from a window overlooking greenery and rooftops beyond, with a radiator beneath and fitted cupboards providing useful storage. There is ample space for a double bed and freestanding furniture, while the simple neutral décor, traditional latch door and charming architectural details make this a comfortable and inviting bedroom.

BEDROOM 5: A useful office/bedroom with a bright window to one end and exposed wooden floorboards, offering flexibility as a home working space, study or occasional bedroom. The room is simply presented with neutral walls and ceiling beams, providing a practical setting for desks, shelving or freestanding furniture. Its proportions and natural light make it a versatile room that could suit a variety of needs, whether as a dedicated office, hobby room or additional bedroom.

GARDEN/OUTSIDE AREA: The outside space is a particularly charming feature, arranged to provide a mixture of paved terraces, mature planting and productive garden areas. Directly adjoining the house is a generous paved courtyard, well suited to outdoor dining and entertaining, bordered by established shrubs, climbing plants and potted greenery which create a private and characterful setting.

Steps rise through the garden to further planted areas, with a variety of mature trees, hedging and ornamental shrubs providing colour, texture and screening. There are several secluded seating spots, including a pergola-covered area, together with lawned sections and formal planting that give the garden a wonderfully established feel.

Beyond the main garden are useful working and storage areas, including vegetable beds, growing spaces, polytunnels/greenhouses and an attractive timber outbuilding, ideal for garden storage or workshop use. To the front, the property has an appealing period façade with commercial frontage and an enclosed planted foregarden, while the rear also provides practical access and further hardstanding/storage 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: C