Horns Oak Road, Meopham, Gravesend, Kent, DA13

Guide Price £2,000,000 - £2,500,000

Horns Oak Farm is an exceptional and highly versatile country property offering a rare combination of substantial family accommodation, independent residential units, extensive commercial and workshop space, equestrian facilities, grazing land and significant further potential.

Set within a private rural setting on the edge of Meopham, the property extends to approximately 12,439 sq ft (1,156 sq m) of accommodation and ancillary space, arranged across the main farmhouse, four independent annexes and the substantial detached barn complex.

At the heart of the estate is the impressive five-bedroom farmhouse, offering a wealth of character and an unusually versatile arrangement of reception and living spaces. The accommodation includes a generous kitchen/breakfast room, formal dining room, spacious sitting room, music room/library, study, utility and pantry areas, together with four double bedrooms and family bathroom facilities across the first floor. The converted attic provides a further double bedroom and versatile living/study space, creating an excellent private area for guests or those working from home.

The main house is complemented by four independent annexes, providing a further three one-bedroom units and a two-bedroom apartment above the barn. These versatile spaces offer excellent potential for continued income generation, multi-generational living, guest accommodation or staff accommodation, with the flexibility for vacant possession if required.

Beyond the residential accommodation, the substantial barn complex provides an impressive approximately 3,890 sq ft of commercial accommodation, together with extensive storage, workshop and office areas and a large stable block. The current commercial occupation is being wound down and the premises will be offered vacant, providing considerable flexibility for a future owner. The existing planning consent allows office and workshop use by the owner of Horns Oak Farm.

The equestrian element adds another dimension, with ten stables, grazing and extensive associated space. The stables have previously accommodated up to six paying DIY liveries and there is also potential, subject to the necessary permissions, to create a sand school.

A particularly significant feature of Horns Oak Farm is the Permission in Principle for up to five residential dwellings, with the current proposed scheme comprising three three-bedroom terraced houses, a two-bedroom detached bungalow and a five-bedroom detached house. Further work has already been undertaken towards a subsequent planning application, with specialist reports and professional advice available to an interested purchaser.

The development opportunity should, however, be viewed alongside the considerable flexibility of the existing property. For an incoming owner, the barn and outbuildings could provide an extensive base for a business, studio, workshop or other appropriate commercial use, while the residential accommodation could generate rental income or provide multi-generational living.

The grounds extend across approximately 19.69 acres in total, incorporating gardens, grazing and amenity land, fruit trees, paddocks and the wider rural setting. The property is registered with DEFRA and the Rural Payments Agency and benefits from a private gated entrance from Horns Oak Road. A public footpath crosses part of the land.

The property is serviced by mains water and electricity, with oil-fired heating and a privately maintained septic tank system. The farmhouse has benefited from ongoing maintenance, including a new boiler and flushing of the central heating system within the last 12 months, while the barn apartment has also had a new boiler and tanks installed.

Ultimately, Horns Oak Farm is a property that offers something increasingly difficult to find: space, privacy, income, commercial capability, equestrian facilities and genuine future potential, all within one substantial rural holding.

Whether the appeal lies in creating an exceptional family home, establishing a multi-generational lifestyle, continuing an income-producing arrangement, operating a business from home, pursuing the existing residential development opportunity, or combining several of these uses, Horns Oak Farm offers an unusually broad range of possibilities.