Breadsell Lane, St Leonards-On-Sea, TN38

An attractive residential farm in the heart of 1066 country offering an impressive range of accommodation, farm buildings and exceptional equestrian facilities with significant diversification income potential. In all about 102.36 acres.

Grade II Listed 4 bedroom farmhouse with gardens and grounds.
7 Holiday cottages with existing business and proven income.
PP for further 2 bed holiday unit
Superb modern equestrian unit extending to some 13,913 sq. ft, with 20 indoor boxes, indoor exercise arena and service areas.
Extensive range of traditional and modern farm buildings covering over 24,000sq. ft
Permanent pasture, arable and woodland

Park Farm offers a versatile and appealing rural opportunity with multiple enterprises and income generation potential with good communications providing convenient access to London and the south coast whilst enjoying a fine location in the High Weald countryside.

There is an impressive range of accommodation, the principal dwelling being a Grade II listed Regency style 4 bedroom farmhouse with private garaging set in formal gardens with lovely views over the farm and to the sea. In addition, there are eight converted and characterful holiday cottages with excellent earning potential.

One of the standout features of the property is its newly constructed sizeable equestrian facility incorporating 20 indoor stables, service areas and indoor exercise arena. The remaining farm buildings are set around concrete yard areas and provide a functional range of more modern general purpose agricultural barns and traditional buildings including an old dairy and stabling.

The farmland is set in a single block and is a combination of productive permanent pasture managed for grazing and foraging, along with arable and woodland.

The Farmhouse
Park Farmhouse is situated to the north of the central courtyard in an elevated position with its own private gardens overlooking the farm with wonderful views towards the English Channel and South Downs. A Grade II Listed, Regency style 4 bedroom house with period features including bay windows and feature fireplaces, it offers 3,110 sq. ft. of elegantly proportioned accommodation over three floors. On the ground floor there is a kitchen, utility room, WC, sitting room and dining room accessed off a large central entrance hall.

The first floor consists of a master bedroom with an ensuite shower room and dressing room with fitted wardrobes, 3 further bedrooms, all with fitted wardrobes and a family bathroom.

Stairs lead from the first floor landing to three adjoining attic rooms which are currently used as a storage area and give access to the eaves.

The current owners have carried out substantial renovations to the house in recent years including replacement windows, a new tiled roof and internal renovations. Some of these works are subject to ongoing planning applications. Further details are available from the Agent on request.

Outside
Directly behind the farmhouse is a brick-built outbuilding currently used for storage and as a workshop. The farmhouse is approached via a drive off Breadsell Lane, separate to the main farm entrance, leading into a large parking/turning area to the side of the house with an open bay double garage off. Breadsell Lane itself runs southwest to connect to Crowhurst Road and beyond to the primary road network, including the A2690 (Combe Valley Way).

The Gardens and Grounds
The gardens and grounds are a delightful feature extending southwards from the front of the house enjoying far reaching views to the coast. The immediate garden is in need of landscaping following recent works. Beyond this, steps lead down to attractive landscaped grounds with extensive areas of lawn interspersed with mature tree specimens and a large pond enclosed with a combination of attractive brick walling, mature hedges and post and rail fencing.

The Holiday Let Cottages
The current owner has converted a number of the traditional farm buildings, including most recently a Sussex Barn, into eight characterful holiday lets with a total floor area of 6,982sq ft. Seven of the cottages are situated around a central courtyard broadly forming an enclosed quadrangle, with private entrances and courtyard gardens. The owner has operated a successful business for several years demonstrating excellent occupancy levels and it is considered that there is an income potential in the region of £200,000 per annum.

The Farm Buildings
The property is served by a good range of traditional and modern farm buildings set to the south and east of the farmhouse and holiday lets, including an old dairy and general purpose steel-framed agricultural barns set around concrete yards and aprons, with power and lighting throughout; dimensions and layout are shown on the buildings plan contained within these particulars.

Equestrian
An exceptional element of the property is the equestrian diversification enterprise which offers excellent potential for income, notably the recently constructed equestrian unit (approx. 55m x 25m) of steel frame construction, externally faced in brick with horizontal boarding above and profile sheet roofing. Internally, it offers 13,913sq ft of space and comprises 20 Lodden box stables at the eastern end of the building and an indoor riding arena (approx. 23m x 23m) at the western end, separated by a tack room, toilets and welfare areas and office. There are two sliding access doors in each of the gable ends, with a further sliding access door in the side (south) elevation and windows along both sides. Some of the other farm buildings have been internally modified to provide further stabling/facilities.

The land extends to the north and south of the farmhouse and buildings, gently sloping down to the southern boundary with a slight fall westwards to a watercourse and is slightly acid loamy and clayey soils, classified as Grade 3 Agricultural Land and located within the High Weald National Landscape.

The block is subdivided by way of fences, hedges and mature tree screens into fields/enclosures comprising of permanent pasture, for grazing of horses and making of grass forage, arable land and a variety of broadleaf woodland ghylls and shaws. The pasture land extends to about 37 acres and wraps around the farm buildings being immediately accessible from the equestrian area. The 36 acres of arable land is located beyond to the north and west with approximately 22 acres of woodland pockets.

GENERAL INFORMATION

Services
Mains electricity (3-phase), mains water; oil-fired central heating and hot water to farmhouse and holiday lets; private drainage.

Local Authority
Rother District Council. www.rother.gov.uk

Outgoings
Council Tax Band ‘G’.

Business Rates
The holiday cottages are subject to Business Rates. Further details available upon request.

Energy Performance
Park Farmhouse EPC ‘D’.
The Wrens, Little Foxes, Badgers Barn EPC ‘C’.
Honey Suckle Cottage, Primrose Cottage, Clover Cottage and Meadow View EPC ‘E’ Rating.

Planning
There are live planning applications with Rother District Council relating to works to the Farmhouse reference RR/2025/1635/P and RR/2025/1636/L. Further information and a full planning history is available from Samuel & Son upon request.

Boundaries & Acreages
Purchasers must satisfy themselves on the location of all boundaries from the Land Registry Plans available and their own physical inspection of the Property. Any acreages quoted are for guidance purposes only.

Plans & Photographs
The plans provided are for identification and guidance purposes only. External photographs were taken in October 2024, internal photographs in October 2026

Further details can be found on the sales brochure.

The property lies in a peaceful location surrounded by the beautiful countryside of the High Weald National Landscape, about 2.3 miles east of the sought-after village of Crowhurst. The village has a good primary school, popular local pub, a historic parish church, a village hall and a recreation ground along with mainline train station with services to London (Waterloo, Charing Cross, London Bridge).

The coastal towns of Hastings and Bexhill are some 5.5 miles and 6 miles distant respectively, Hastings famed for its vibrant Old Town and both having a good range of entertainment, amenities and attractive seafronts as well as main line stations.

The historic town of Battle with its famous Battle Abbey is 6.5 miles to the north with high street shops and main line station.

There are good road connections with the A21 London Road close by linking to the wider national road network

There is a wide choice of schooling in the general area. - Claverham Community College and Battle Abbey School at Battle; Claremont Preparatory School in St Leonards and Senior School at Bodiam; Marlborough House Vinehall School at Robertsbridge; St Ronan’s at Hawkhurst. to the wider national road network.

Directions
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