Horam, East Sussex, TN21
- Land size
- 155.91 acres
Description
Horam Manor Farm comprises approximately 155.91 acres of woodland, ponds, lakes, pasture and a sizable traditional buildings complex that has been converted for a multitude of purposes.
Parts of the property are open to the public, including the popular Lakeside Café, Horam Manor Stables and Fishery. There are also an eclectic mix of other commercial units occupied by a variety of small businesses.
Other Information
The income from the Solar PV array is to be retained by the vendor. An overage agreement is to be established on the land. Further details available on request.
Method of Sale
The freehold is offered for sale by private treaty. The property may be available as a whole or in lots.
Viewings
Strictly by prior appointment with the Vendor’s Sole Agent, Samuel & Son Ltd., Horam.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-08-26
Property Brochure
Seen the details? The full report adds the independent checks: planning activity, flood history, heritage and ground.
Utilities & Restrictions
Utilities
- Electricity
- Ask Agent
- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Ask Agent
- Garden
- Ask Agent
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
1 Gbps
Gigabit full fibre · available to 75% of premises
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Maynards Green Community Primary School0.8 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 205
- Type
- Community school
- Parkside Community Primary School2 milesOfsted report card · Mar 2026
- Ages
- 2 to 11
- Pupils
- 225
- Type
- Community school
- Cross-in-Hand Church of England Primary School2.4 milesOfsted: Good
- Ages
- 5 to 11
- Pupils
- 379
- Type
- Voluntary controlled school
- Faith
- Church of England
- All Saints' and St Richard's Church of England Primary School2.4 milesOfsted report card · Apr 2026
- Ages
- 4 to 11
- Pupils
- 86
- Type
- Voluntary aided school
- Faith
- Church of England
- Chiddingly Primary School3.1 milesNo Ofsted rating
- Ages
- 5 to 11
- Pupils
- 103
- Type
- Community school
Secondary
- Heathfield Community College2.8 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,416
- Type
- Community school
- Hailsham Academy4.7 milesOfsted: Inadequate
- Ages
- 2 to 18
- Pupils
- 1,577
- Type
- Academy converter
- Uckfield College6.7 milesOfsted: Outstanding
- Ages
- 11 to 18
- Pupils
- 1,671
- Type
- Community school
- King's Academy Ringmer8.1 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 659
- Type
- Academy converter
- Willingdon Community School8.5 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 1,117
- Type
- Community school
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
Mapped within the area searched, not at the advertised map pin itself.
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
- Sold prices nearby (included in the full report)
£14.99 · one-off purchase
By LandSale, the platform. Not provided by the listing agent. Ready in about a minute.
Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.
LandSale full disclaimer
Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
3. No warranty or liability
LandSale gives no warranty, express or implied, as to the accuracy, completeness or fitness for any particular purpose of the information displayed. LandSale shall not be liable for any loss, damage, cost or expense arising directly or indirectly from any use of or reliance on such information, save where liability may not be excluded by law.
4. Updates & feedback
If you believe any detail on this listing is inaccurate, please let us know. We will investigate and, where appropriate, update the listing or notify the agent.
© LandSale | Version 1.3 - August 2026
Listing agent
Samuel and Son Chartered Surveyors, Horam
Bank House, High Street, Horam, TN21 0EH
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