Primrose Cottage, Sandhawes Hill, East Grinstead, West Sussex
- Land size
- 8 acres
- Bedrooms
- 3
- Bathrooms
- 2
Key Features
- Enchanting three-bedroom detached cottage set within approximately eight acres in total, to be confirmed.Peaceful semi-rural setting on the Surrey and West Sussex border,
- Around five acres surrounding the house and paddocks, with a further approximate three-acre meditation field
- Superb potential for a smallholding, equestrian use, animals, vegetable gardens, chickens or self-sufficient living.
- South-facing terraces create wonderful outdoor spaces for summer dining, morning coffee and sunset evenings.
- Detached 3m x 5m log cabin with power and lighting, ideal as a home office, studio, gym, therapy room or retreat.
- Previous lapsed planning permission for a substantial four or five-bedroom home adds exciting future potential, subject to consents
Description
A Truly Special Country Lifestyle Property. An enchanting three-bedroom detached cottage set in a peaceful semi-rural location on the Surrey and West Sussex border, yet within walking distance of East Grinstead town centre.
Set within approximately eight acres in total, to be confirmed, the property offers around five acres surrounding the house and paddocks, together with a further approximately three-acre private field. This is a rare opportunity to enjoy genuine space, privacy and a closer connection to nature, while remaining conveniently close to everyday amenities and excellent transport links.
The property offers exciting potential for smallholding or equestrian use, with ample space for animals, vegetable gardens, chickens, fruit trees or simply enjoying the outdoors. The cottage itself provides flexible, open-plan living, ideal for family life, entertaining and working from home, with the kitchen at the heart of the home.
South-facing terraces create beautiful spaces for outdoor dining, relaxing and enjoying the surrounding countryside. The principal bedroom opens directly onto the terrace, bringing the outdoors into everyday life. There is also an above-ground swimming pool for summer enjoyment.
A detached 3m x 5m log cabin, complete with power and lighting, provides valuable additional space and is currently used as a therapy room. It could equally make an excellent home office, studio, gym or private retreat.
There is also exciting future potential, with previous planning permission for a substantial four or five-bedroom home, although this has now lapsed and any future development would be subject to the necessary consents.
With its combination of land, privacy, character, lifestyle potential and proximity to East Grinstead, this is much more than a cottage. It is an opportunity to create a more peaceful, outdoor-focused way of life, while keeping the convenience of town living within easy reach.
The sellers have secured their onward purchase, meaning the chain is complete.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-10-07
Market Value Analysis
Compared with 418 Homes with Land listings in South East England (5+ acres).
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
- Garden
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
1.8 Gbps
Gigabit full fibre
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Mobile signal
Predicted 4G and 5G signal; 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
- Blackwell Primary School0.7 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 294
- Type
- Academy sponsor led
- Estcots Primary School1 mileNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 403
- Type
- Community school
- St Mary's Church of England Primary School, East Grinstead1.3 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 199
- Type
- Academy converter
- Faith
- Church of England
- Baldwins Hill Primary School, East Grinstead1.3 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 139
- Type
- Academy converter
- Dormansland Primary School1.5 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 207
- Type
- Community school
Secondary
- Sackville School1 mileNo Ofsted rating
- Ages
- 11 to 18
- Pupils
- 1,525
- Type
- Community school
- Imberhorne School1.9 milesNo Ofsted rating
- Ages
- 11 to 18
- Pupils
- 1,558
- Type
- Community school
- The Gatwick School7.5 milesOfsted: Good
- Ages
- 4 to 16
- Pupils
- 861
- Type
- Free schools
- Oakwood School7.5 milesOfsted report card · Feb 2026
- Ages
- 11 to 16
- Pupils
- 1,610
- Type
- Community school
- Oriel High School7.6 milesOfsted: Good *
- Ages
- 11 to 18
- Pupils
- 1,441
- Type
- Community school
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
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
Environment Agency open data, checked around the advertised map pin for the listed acreage. Long-term risk counts flood defences; the planning map's flood zones do not. Provided by LandSale, not the listing agent, and not part of the agent's particulars. Risk varies across a holding, so verify before committing.
Rivers and the sea
Planning map: Flood Zone 1.
Surface water
Not at the pin: mapped about 60 metres away.
These bandings are the summary. Where this location sits on the flood maps, plus planning activity, heritage and ground risks, is in the full report.
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.
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4. Updates & feedback
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© LandSale | Version 1.3 - August 2026
Listing agent
Garnham H Bewley, East Grinstead
73-75 London Road, East Grinstead, West Sussex, RH19 1EQ
Contact Garnham H Bewley, East Grinstead
73-75 London Road, East Grinstead, West Sussex, RH19 1EQ
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