Rural East Grinstead, West Sussex

An impressive Victorian house extending over 5,000 sq ft, with a cottage and period outbuildings. Set in approx 20 acres of grounds, woodland and pasture. No onward chain.

SITUATION
Home Farm is a fine and substantial Victorian house, discreetly nestled in a glorious rural setting just south of the vibrant town of East Grinstead. In the same family ownership for nearly 80 years, the property has evolved over time with a series of later additions, and now offers more than 5,000 square feet of generously proportioned accommodation, rich with character and offering clear potential for sensitive updating.

The main house presents a striking composition of red brick, mellow stone and tile-hung elevations beneath prominent gables, its handsome facade approached via a long, tree-lined driveway that meanders through park-like grounds. The setting is as picturesque as it is practical, with far-reaching views across gently undulating fields, framed by mature trees and centred on a large, stone-edged pond and the elegant silhouette of the former ornamental dairy.

ACCOMMODATION
From the front porch, the entrance opens into a central reception hall, where an elegant staircase with a curved balustrade rises to a galleried landing. Three formal reception rooms open from this hall: a drawing room with an open fireplace with carved stone surround and twin sets of French doors to west garden; a dual-aspect sitting room with square bay window and views across the pond; and a formal dining room.

Beyond the sitting room, a breakfast room with French doors connects via archway to the farmhouse-style kitchen, fitted with wooden cabinetry, tiled work surfaces and a two-oven Aga. A later addition to the house, the library is a warm and characterful room opening to the east terrace, combining panelled and exposed brick walls, fitted book shelving, and an open fireplace.

Steps from the hall descend to a practical utility and laundry room, beyond which lies a garden room linking the main house to a generous suite of pine-panelled leisure spaces. These include two games rooms and a large studio with woodblock floor and French doors opening to the pool terrace - a flexible area offering excellent potential for reconfiguration.

Upstairs, five bedrooms are arranged around a wide galleried landing, which features a decorative cast iron fireplace at its centre. Four of the bedrooms are dual or triple aspect and all enjoy views over the gardens to the south. The principal bedroom includes fitted wardrobes and an en suite bathroom, while the remaining rooms are served by two further bathrooms and a separate shower.

GARDENS & GROUNDS
The grounds extend to nearly 20 acres, arranged as formal gardens, woodland, and gently undulating pasture. A walled lawn slopes westward from the house, towards a band of mature woodland along the western boundary, while to the east a York stone terrace overlooks sweeping split-level lawns and the large ornamental pond. Dotted with mature trees, these areas form a tranquil backdrop to the house, offering year-round interest and privacy.

Also to the west lies a brick-walled pool area with paved surround and detached pool house incorporating a kitchenette, shower and WC. The pool itself is currently in need of repair.

Beyond the gardens, the remainder of the land lies to the south of the driveway - a series of open, lightly undulating fields bordered by mature hedging and stock fencing, ideal for grazing.

LOCATOIN
Home Farm is situated in a glorious elevated position with views over its own mature grounds and attractive countryside beyond. The vibrant market town of East Grinstead is just 1.5 miles away which provides comprehensive shopping and entertainment facilities, and a mainline railway station. There are further shopping facilities at Tunbridge Wells (14 miles) and Crawley (10 miles).

Sussex offers many excellent sporting opportunities with golf at Royal Ashdown, Haywards Heath and Piltdown, and many other courses across the county. There is racing at Lingfield and Plumpton, sailing at Ardingly Reservoir and along the South Coast. Spa and country house hotels include Alexander House, Ashdown Park Hotel, Gravetye Manor and Ockenden Manor. Royal Tunbridge Wells, Lewes and the City of Brighton & Hove offer a range of theatres, cinemas, shops and restaurants.

Transport: East Grinstead railway station (1.8 miles) offers services to London Bridge/Victoria from 57 minutes. Gatwick airport: 11 miles.

Schools: There are many highly regarded schools in the area, both state and private, including neighbouring Brambletye, Cumnor House, Worth, Sackville, lmberhorne, Lingfield College, Michael Hall School (Rudolph Steiner) and Ardingly College. All times and distances are approximate.

Tenure and Possession: The tenure of the property is freehold. The land to the south of the driveway is currently subject to a grazing licence and the agreement will continue until its expiry on 31 October 2025, or with one month's notice to terminate. The land is designated agricultural.

Services: Oil fired central heating. Mains electricity and water. Private drainage (septic tank).

Outgoings: Mid Sussex District Council. House Band H. Cottage Band C. Barn rateable value £6,200.

Agent's Notes: Please note there is a Japanese Knotweed Management Plan in place. Further information is availale from the agents.