GUIDE PRICE: £1,250,000 to £1,350,000

• Substantial detached six-bedroom, three-bathroom country home with approximately 1.3 acres (TBV) extending to approximately 3,980 sq ft including the outbuilding

• Wealth of period character including exposed timber framing, ceiling beams, wide-board floors and impressive brick fireplaces

• Excellent family accommodation with drawing room, dining room, playroom, study and striking vaulted reception hall

• Characterful farmhouse-style kitchen/breakfast room with timber cabinetry, terracotta-style flooring and inglenook fireplace with wood-burning stove

• Generous principal bedroom with en-suite, plus five further versatile bedrooms arranged across the first and second floors

• Detached 367 sq ft outbuilding/workshop providing excellent storage and ancillary space

• Extensive, mature and private gardens with large lawns, established trees, landscaped borders and sheltered courtyard dining area

• Generous off-road parking and turning space within the grounds

• Idyllic rural setting surrounded by open farmland, woodland and rolling Rother Valley countryside, yet convenient for Robertsbridge and Battle

• Excellent commuter and schooling options, with Robertsbridge mainline station offering services towards London Charing Cross and a choice of well-regarded state and independent schools nearby. The fast train service from Battle to London Bridge takes only 1hr 8 minutes.

LOCATION: The property occupies an attractive rural position on Mountfield Lane, surrounded by the rolling countryside, farmland and woodland of the Rother Valley, yet within convenient reach of both Robertsbridge and Battle. Robertsbridge provides a good range of everyday amenities, while the historic town of Battle offers further shops, cafés and services. The setting is particularly well suited to those seeking a country lifestyle while retaining practical access to nearby towns and transport connections.

For London commuters, Robertsbridge mainline station is the nearest National Rail station, with Southeastern services towards London Charing Cross; journey times are typically around 1 hour 20 minutes. Battle station is also within easy reach and provides an alternative service on the same Hastings line. The fast train service from Battle to London Bridge takes only 1hr 8 minutes. All stations offer car parking available.

There is a good selection of schooling in the surrounding area. State provision includes Mountfield and Whatlington Church of England Primary School for primary-age children, together with Robertsbridge Community College for secondary education; Claverham Community College in Battle provides a further state secondary option. Independent schooling is especially well represented locally, with Marlborough House Vinehall School at Robertsbridge offering co-educational nursery and preparatory education for children aged 2–13, while Battle Abbey School provides independent co-educational education through to age 18.

ENTRANCE HALL: The main entrance opens into a welcoming hall providing access to the principal reception accommodation. The arrangement of the ground floor is particularly flexible, with a series of interconnecting reception rooms that suit both family life and entertaining.

KITCHEN/BREAKFAST ROOM: A particularly atmospheric farmhouse-style kitchen and breakfast room, rich in period detail. Exposed ceiling beams span the room, while a substantial inglenook-style brick fireplace with heavy timber bressummer houses a wood-burning stove and provides an impressive focal point.

Traditional timber cabinetry offers plentiful storage, with work surfaces arranged beneath a wide window overlooking the garden. There is ample room for a generous breakfast or dining table, and the terracotta-style tiled floor further enhances the room's warm, rustic character.

DRAWING ROOM: A substantial principal reception room of excellent proportions, offering generous space for formal entertaining and everyday family use. The room forms part of the older section of the house and enjoys a pleasing sense of scale, with attractive traditional detailing and good natural light.

DINING ROOM: A beautifully characterful formal dining room with exposed vertical and ceiling timbers, boarded flooring and an attractive fireplace. The proportions comfortably accommodate a large dining table and associated furniture, while the room's period detailing makes it particularly suitable for entertaining.

PLAYROOM: A versatile secondary reception room currently arranged as a playroom. The room is well suited to a variety of alternative uses, including family room, snug, television room or additional sitting room, and benefits from a bright outlook.

STUDY: A useful home office or reading room positioned beyond the playroom, offering a quieter and more private working environment.

RECEPTION HALL: One of the most memorable spaces within the house, the reception hall is distinguished by an impressive vaulted ceiling and extensive exposed timber framing. Wide wooden floorboards, high-level timbers and a handsome staircase create a strong sense of history, while glazed doors open directly onto the garden and allow excellent natural light into the space.

The hall is sufficiently generous to accommodate occasional furniture and seating and is presently arranged with rugs, tables and armchairs, making it a genuine reception space rather than simply a circulation area.

DOWNSTAIRS SHOWER ROOM: A useful ground-floor shower room fitted with a glazed walk-in shower enclosure, WC and wash basin.

UTILITY ROOM: An unusually substantial utility room providing excellent practical accommodation. Features include a large utility sink, space and plumbing for laundry appliances, additional refrigeration and a generous amount of freestanding and fitted storage.

Exposed brickwork, ceiling timbers and tiled flooring continue the architectural character found elsewhere in the house. The scale of the room also offers considerable flexibility for household storage, boot-room functions or further ancillary use.

PRINCIPAL BEDROOM: A generous principal bedroom with excellent proportions and exposed ceiling timbers. The room comfortably accommodates a large double bed together with additional seating and bedroom furniture.

En-Suite: The principal bedroom benefits from its own en-suite facility.

BEDROOM 2: A well-proportioned double bedroom with a pleasant outlook and ample space for freestanding furniture.

BEDROOM 3: Another generous bedroom with attractive exposed timbers and considerable character. The proportions make this an excellent guest or family bedroom.

BEDROOM 4: A smaller bedroom suitable for use as a child's bedroom, nursery, dressing room or additional study.

FAMILY BATHROOM: A spacious family bathroom fitted with a panelled bath, pedestal wash basin, WC and bidet. The room is generously proportioned and naturally lit.

BEDROOM 5: A charming upper-floor bedroom featuring extensive exposed roof timbers and boarded floors. The sloping ceilings and historic framing give the room considerable individuality.

BEDROOM 6: A particularly impressive top-floor bedroom extending through a substantial section of the roof space. Exposed structural timbers frame the room and create a striking architectural feature, while wide-board floors reinforce the historic character.

The room is large enough to provide distinct sleeping and sitting areas and would work equally well as an impressive guest suite, teenager's bedroom or substantial home-working space.

OUTBUILDING

The detached outbuilding provides approximately 367 sq ft of additional accommodation, divided into three principal sections measuring approximately:

The building is currently used for storage and workshop purposes and retains exposed brick and stone walls, open roof timbers and considerable period character. It provides useful space for garden equipment, bicycles, machinery and general storage.

GARDEN AND GROUNDS

The property sits within extensive established grounds with large areas of lawn stretching away from the house and framed by mature trees and hedging. The gardens feel notably private and sheltered, with the mature planting creating a strong sense of seclusion.

A particularly large lawn lies beyond the main house, offering an excellent area for children's play, outdoor entertaining or simply enjoying the rural surroundings. Its scale is unusual and gives the property the feeling of occupying its own small country estate.

Closer to the house are more intimate areas of garden with mature shrubs, hydrangeas, climbing plants and flowering borders. The front elevation is softened by established planting and mature climbers, enhancing the traditional country-house appearance.

A paved courtyard lies immediately behind part of the house and is enclosed by the historic elevations and adjoining outbuildings. Established climbing vines create a particularly attractive canopy over part of the courtyard, forming a sheltered outdoor dining area with considerable charm. This space is well suited to summer entertaining and provides a more intimate contrast to the broader lawns.

Gravelled areas provide useful off-road parking and turning space, with mature trees creating an attractive approach.

SETTING

The property is surrounded by an attractive patchwork of open farmland, mature woodland and rolling countryside, while remaining within reach of neighbouring properties and village amenities. The immediate setting is particularly green and private, with mature trees surrounding much of the house and gardens.

The wider views extend across fields, woodland and gently undulating countryside, creating a strong sense of openness and rural tranquillity.

The combination of extensive private gardens, mature tree cover and open countryside beyond gives the property a notably secluded feel without appearing isolated.

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.