GUIDE PRICE: £2,400,000

• Detached 3,281 sq ft country home with 21 acres located in avery quiet and secluded rural locatiion near of Punnetts Town Heathfield

• Five bedrooms and three bathrooms, including generous first-floor bedroom accommodation with charming sloped ceilings and leafy views

• Superb range of reception spaces including sitting room, dining room, family room, study and conservatory

• Spacious kitchen/breakfast room with central island, range cooker and excellent connection to the principal living areas

• Detached 914 sq ft stable complex

• Potential for conversion of the stables into further holiday letting units or home office accommodation subject to planning

• Guest lodge offering excellent flexibility for guests, ancillary accommodation, leisure or equestrian use for a groom etc

• Guest lodge has open-plan guest lodge with kitchen/living/dining room, double bedroom and en-suite shower room

• Further log cabin in woodland also ideal for conversion into a holiday

• Beautifully established gardens with lawns, mature trees, colourful planting, terrace and outdoor seating areas

• Excellent equestrian facilities including fenced paddocks, extensive stable buildings and a large sand school/arena

• Located next to bridleways and excellent riding areas

• Long private lane leading towards the properties private gravel driveway, generous parking area and adjoining outbuildings/garaging

• Convenient for Heathfield amenities, Stonegate mainline station for London commuters, and a choice of nearby state and independent schools

• PLEASE NOTE: There is a public footpath that could be diverted subject to a successful application to the council for diversion

LOCATION: The property is set on Greenwoods Lane, within the sought-after semi-rural village of Punnetts Town, surrounded by attractive East Sussex countryside while remaining within easy reach of Heathfield for everyday amenities, shops, cafés and services. The surrounding area offers excellent access to walking, riding and outdoor pursuits, with the wider High Weald countryside and South Coast also within reach.

For London commuters, the nearest mainline station is Stonegate, approximately 7 km away, with services to London Charing Cross taking around 1 hour 13 minutes on average. Etchingham and Tunbridge Wells stations provide further rail options, with Tunbridge Wells offering services into London terminals including Charing Cross and Cannon Street.

Schooling in the area includes Punnetts Town Community Primary and Nursery School, Maynards Green Community Primary School and Heathfield Community College for state education, with independent options including Skippers Hill Manor Preparatory School, Mayfield School, Bede’s and Battle Abbey School.

ENTRANCE HALL: A welcoming and characterful entrance hall, providing an attractive first impression with a warm timber front door, decorative glazed panel and natural wood flooring. The space is well proportioned and practical, with room for coats, boots and occasional furniture, while a colourful rug adds warmth and definition to the central hall area.

A staircase with painted balustrading rises to the first floor, with useful understairs storage incorporated beneath. The hall also provides a natural point of circulation through the house, with access into the adjoining reception room and dining room, creating a comfortable sense of flow between the principal ground-floor spaces.

KITCHEN/BREAKFAST ROOM: A spacious and characterful kitchen/breakfast room, forming a warm and practical heart of the home with excellent connection to the adjoining conservatory, dining room and utility area. The room is fitted with a generous range of traditional painted cabinetry, complemented by dark work surfaces, open shelving, tiled splashbacks and a large central island providing further storage, preparation space and informal gathering space.

A substantial range cooker sits within a tiled chimney breast recess, creating an attractive focal point, while the suspended extractor above the island enhances the room’s practical layout. A large window over the sink enjoys a pleasant outlook across the garden, allowing good natural light into the room, and the slate-style tiled floor adds both character and durability.

DINING ROOM: A particularly generous and inviting dining room, offering excellent space for both formal entertaining and relaxed family dining. Full-height glazed doors open directly onto the terrace and garden beyond, allowing the room to enjoy a lovely outlook and a strong connection with the outside space.

The room is well proportioned, with ample space for a substantial dining table and additional freestanding furniture, while soft carpeting and warm wall lighting create a comfortable, welcoming atmosphere. A fireplace with wood-burning stove provides an attractive focal point, complemented by fitted display shelving and cabinetry, decorative wall panelling, and a broad opening through the room which enhances the sense of flow and scale.

SITTING ROOM: A wonderfully spacious and characterful sitting room, enjoying excellent natural light from large sash-style windows and views over the surrounding greenery. The room offers generous proportions, comfortably arranged into distinct seating and recreation areas, with a billiards table creating an attractive focal point and adding to the room’s relaxed, sociable feel.

A handsome fireplace with a painted surround provides a traditional centrepiece, complemented by soft carpeting, decorative wall panelling, elegant light fittings and a vibrant collection of artwork. The sitting area is well arranged for both everyday family living and entertaining, with ample space for sofas, occasional furniture and media storage, while the overall scale of the room gives a superb sense of openness and versatility.

FAMILY ROOM: A comfortable and welcoming family room, offering a relaxed secondary reception space with a pleasant outlook over the garden. The room is well proportioned, with ample space for sofas, armchairs and media furniture, making it ideal for everyday family use, reading or informal entertaining.

A fireplace with wood-burning stove creates an attractive focal point, complemented by fitted shelving and low-level cabinetry, soft carpeting and decorative artwork. A large sash-style window allows good natural light into the room, while the arrangement of seating gives the space a warm and homely feel.

CONSERVATORY: A bright and atmospheric conservatory, enjoying a wonderful outlook across the surrounding gardens through extensive full-height glazing. The room has a striking vaulted glazed roof with decorative framework and exposed detailing, creating an impressive sense of height, light and character.

Arranged as a relaxed garden room, the space offers ample room for sofas, armchairs and occasional furniture, making it ideal for reading, informal entertaining or simply enjoying the views over the greenery. A freestanding wood-burning stove provides a charming focal point and allows the room to feel cosy and usable beyond the warmer months.

With tiled flooring, doors opening to the garden and a superb connection to the outside, this is a highly inviting and versatile space, perfectly suited to year-round enjoyment of the property’s setting.

STUDY: A charming and practical study, positioned conveniently off the kitchen/breakfast room and offering a quiet, comfortable space for working from home, reading or administration. The room is fitted with extensive built-in shelving and cabinetry, providing excellent storage for books, files and display items while maximising the usable floor area.

A sofa adds flexibility, allowing the room to serve equally well as a small snug, library or homework space. Soft carpeting, decorative coving and a characterful rug create a warm and inviting feel, while the glazed internal door allows light to flow between this room and the adjoining kitchen area. Overall, this is a highly useful and versatile room, ideally suited to modern family living.

UTILITY ROOM:

DOWNSTAIRS CLOAKROOM:

BEDROOM 1: A bright and generously proportioned bedroom, enjoying attractive views over the surrounding greenery through sash-style windows. The room is well arranged to accommodate a large double bed, bedside furniture and additional freestanding storage, while the soft carpeting and neutral décor create a calm and comfortable atmosphere.

Sloped ceilings add charm and character, giving the space a cosy yet spacious feel, while the broad window area allows good natural light into the room. There is ample space for further furniture, including a dressing table, chest of drawers or occasional seating, making the room both practical and versatile.

BEDROOM 2: A generous and well-appointed bedroom suite, enjoying excellent natural light from sash-style windows and attractive views over the surrounding greenery. The main bedroom is comfortably proportioned, with ample space for a large double bed, bedside furniture and further freestanding storage, while the soft carpeting and neutral décor create a calm and restful atmosphere.

Sloped ceilings add charm and character, giving the room a cosy yet spacious feel, complemented by a pleasant outlook from both the sleeping area and adjoining dressing space.

DRESSING ROOM: The dressing room is fitted with an extensive range of built-in wardrobes, neatly arranged beneath the eaves to maximise storage, while also offering space for a desk or dressing table beside the window.

BEDROOM 3: A bright and well-presented bedroom, enjoying a pleasant outlook over the surrounding greenery through a large sash-style window. The room is comfortably proportioned, with space for a double bed, bedside furniture and additional storage, while the soft carpeting and neutral décor create a calm and restful feel.

The sloped ceiling and characterful proportions add charm, and fitted wardrobe space is neatly incorporated to one side. With good natural light, attractive views and a practical layout, this is a welcoming bedroom suitable for family use or visiting guests.

FAMILY BATHROOM 1: A spacious and characterful family bathroom, enjoying excellent natural light from a large roof window and arranged beneath a charming sloped ceiling. The room is fitted with a traditional roll-top bath with shower attachment, together with a separate shower area, wash hand basin, WC and bidet, creating a highly practical suite for family use.

The black and white chequerboard flooring adds a classic feel, complemented by painted wall panelling and neutral décor. A vanity-style basin with timber surface provides useful storage and display space, while the rooflight gives the room a bright and airy atmosphere.

FAMILY BATHROOM 2: A bright and contemporary family bathroom, arranged beneath a sloped ceiling and enjoying a lovely leafy outlook through a large sash-style window, with an additional rooflight bringing further natural light into the space. The room is finished with soft aqua wall tiling, creating a fresh and calming feel, complemented by dark flooring and clean modern sanitaryware.

The suite includes a panelled bath with wall-mounted shower attachment, a wall-hung WC, bidet, and a stylish wash hand basin set on a glass shelf beneath the window. A separate glazed shower enclosure and heated towel rail add further practicality, while recessed ceiling lighting enhances the bright, well-presented atmosphere.

BEDROOM 4: A charming and well-proportioned bedroom, enjoying a peaceful outlook through a sash-style window and offering a comfortable space for both sleeping and relaxing. The room has a characterful layout, with sloped ceilings adding interest and a cosy, tucked-away feel, while still allowing space for a double bed, bedside furniture and a small seating area.

Built-in shelving and low-level cabinetry provide useful storage and display space, with additional room for books, personal items or study equipment. Soft carpeting and neutral décor create a calm, restful atmosphere, while the window seat-style area offers a pleasant spot to sit and enjoy the garden views.

BEDROOM 5: A bright and spacious bedroom, enjoying attractive leafy views through two sash-style windows and offering excellent natural light throughout. The room is well proportioned, with ample space for a double bed, bedside furniture, wardrobes and additional freestanding storage, while the soft carpeting and neutral décor create a calm and comfortable atmosphere.

The sloped ceilings add charm and character, giving the room a cosy yet open feel, while fitted wardrobe space provides practical storage. There is also room for further furniture, shelving or a small seating area, making the space highly versatile for family use or visiting guests.

FAMILY SHOWER ROOM: A bright and characterful family shower room, arranged beneath a sloped ceiling and enjoying natural light from a large roof window. The room is finished with tiled walls and flooring, creating a practical and easy-to-maintain space, while the bold feature wall adds a striking splash of colour and personality.

The suite includes a walk-in shower area, wash hand basin with mirror above, and WC, with useful space for additional storage beneath the eaves. The rooflight brings in excellent daylight and gives the room an airy feel, making this a practical and well-arranged family bathroom space.

GUEST LODGE

KITCHEN/LIVING/DINING ROOM: A wonderfully spacious and highly versatile kitchen/living/dining room, offering an impressive open-plan layout ideal for independent living, guest accommodation or relaxed entertaining. The room has a warm, characterful feel, with timber flooring, a vaulted timber-clad ceiling and multiple windows bringing in natural light while framing leafy views over the surrounding grounds.

The living area provides ample space for sofas, occasional furniture and media storage, with glazed doors opening directly to the outside and creating an easy connection with the garden. The dining area is comfortably arranged for a generous table, while the adjoining kitchen is fitted with contemporary green cabinetry, wood-effect work surfaces, an integrated oven and hob, sink, dishwasher and further appliance space.

With its excellent proportions, attractive timber detailing and direct garden access, this is a practical and welcoming open-plan space, perfectly suited to everyday living, entertaining or use as a self-contained annexe-style reception room.

BEDROOM: A warm and inviting bedroom, offering comfortable double bedroom accommodation with a pleasant outlook and direct access to the outside. Full-height glazed doors open onto a decked terrace area, allowing the room to enjoy a strong connection with the garden and excellent natural light.

The room has an attractive timber-clad ceiling and timber flooring, giving it a relaxed, characterful feel, while there is ample space for a double bed, bedside furniture and freestanding storage. The adjoining doorway provides convenient access through to the neighbouring living accommodation, making the space particularly well suited for guests, extended family or annexe-style use.

EN-SUITE: A well-appointed en-suite shower room, finished in a clean contemporary style with timber flooring and a timber-clad ceiling adding warmth and character. The suite includes a glazed shower enclosure with tiled surround, WC, wash hand basin with vanity storage beneath, and a heated towel rail.

A small window provides natural light and ventilation, while the marble-effect tiling to the shower area and splashback creates a smart, practical finish. Compact but well arranged, this is a useful and attractive en-suite facility serving the adjoining bedroom accommodation.

GARDEN/OUTSIDE AREA: The property is set within beautifully established grounds, approached via a long gravel driveway flanked by post-and-rail fencing and open paddocks, creating an impressive sense of arrival. A generous gravelled parking area sits to the front of the house, bordered by mature hedging, lawns and attractive planting, with adjoining outbuildings and garaging providing excellent practicality.

To the rear, the gardens are mainly laid to lawn, interspersed with mature trees, colourful borders and seating areas designed to make the most of the peaceful setting. A paved terrace directly adjoining the house provides an ideal space for outdoor dining and entertaining, with views across the gardens and surrounding greenery.

The grounds also include excellent equestrian facilities, with fenced paddocks, a large sand school/arena and stable buildings, all set within a private and leafy environment. Beyond the formal gardens and paddocks, areas of woodland provide a wonderful natural backdrop, enhancing the sense of privacy and seclusion.

A detached lodge/cabin is positioned within the grounds, offering further flexibility for guest use, leisure or ancillary accommodation, subject to any necessary consents. Overall, the outside space is a superb feature of the property, combining formal gardens, practical equestrian facilities, mature woodland and extensive parking within a highly attractive rural 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.