Luxfords Lane, East Grinstead, RH19

Nestled within attractive, unspoilt countryside to the west
of Ashurst Wood, Horseshoe Farmhouse offers a relaxed,
rural lifestyle while still being well-connected to amenities
within the village and East Grinstead – the latter just two miles to the north. The property is enveloped by the natural beauty of the High Weald National Landscape and has fantastic access to footpaths and bridleways throughout the surrounding area, including Ashdown Forest, the inspiration for Winnie the Pooh. Built in the 17th century, the farmhouse is Grade II-listed and notable for its excellent character features which have been well preserved: the outside is presented in the local Sussex vernacular with partially tile-hung elevations, while inside there are exposed beams, wood doors and stone fireplaces aplenty. Separate from the house is a self-contained cottage, formerly a brewhouse with sleeping accommodation above, which presents a great opportunity for multigenerational living or as a holiday let.

The main house is wonderfully spacious and arranged over four floors, beginning with a useful and generously sized cellar which is ideal for wine storage. The ground floor is entered onto an attached porch leading to a series of reception rooms: an inviting hall, a drawing room and a formal dining room, all offering excellent versatility. The kitchen/breakfast room is also a good size and is fitted with handmade cabinetry and a traditional AGA range stove. Upstairs there are three bedrooms on the first floor (one currently used as a sitting room), as well as a shower room/utility area and separate family bathroom, with a further two double bedrooms on the second floor. The detached cottage is entirely self-contained and features an open plan kitchen and sitting room plus inglenook fireplace, a bathroom and double bedroom.
The house has been subject to a variety of improvements in recent years, including cosmetic redecoration, upgrading the cellar, building the porch and its adjoining cloakroom, and extensive garden updates and landscaping.

Outside

Horseshoe Farmhouse is tucked away from main roads on a private lane which intersects with the Forest Way for off-road access north to East Grinstead and southeast to Groombridge, with good links to the A22. The house is attractively positioned within its own mature grounds of about seven acres, with gardens on all sides of the house over which there are lovely views. The two-storey home office/alternative accommodation or storage comes with heating, electricity and telephone line.
To the front of the property there are more formal gardens with the main space to the west of the house, where an outdoor swimming pool is enclosed within a terrace and well-established borders, inset within a generous lawn. The beautifully landscaped area around the pool and its terrace is perfect for entertaining alfresco in the warmer months, shielded from view by a variety of trees around the boundary.
Keen gardeners will appreciate the greenhouse, workshop/tool shed, kitchen garden and orchard. There is ample parking on a private driveway and a detached three-bay carport.

Situation

The property is about 1.5 miles outside of Ashurst Wood
village, which has a number of amenities including a pub, preschool, butcher, a Nisa convenience store and a village hall. East Grinstead is 2.6 miles away via the A22 and has a wider selection of amenities such as a Waitrose supermarket, restaurants, gyms, a hospital and a mainline station. There are many opportunities for sporting and country pursuits in the area, and a huge network of footpaths and bridleways cross the surrounding countryside; the Forest Way Country Park is easily accessible and links East Grinstead and Groombridge via 10 miles of off-road path. There is a vibrant cultural and arts scene locally, with world-class opera at Glyndebourne, theatre at Royal Tunbridge Wells and the annual Brighton Festival presenting a huge programme of theatre, dance, classical music and literary events. There is an excellent range of schools in the area, both state and private, including Brambletye (just a few minutes’ drive away), Fonthill Lodge, Handcross Park, Worth Abbey, Ardingly College and the Michael Hall Steiner Waldorf School in Forest Row.
Mainline rail services to London are available at Three
Bridges (London Bridge from 34 minutes), Haywards Heath and East Grinstead.

Property Ref Number:

HAM-61462

Additional Information

Local Authority: Mid Sussex Council. Council Tax Band G
Services: Mains water and electricity. Private drainage. LPG.
Oil-fired central heating.
Tenure: Freehold