France Lane, Patching, BN13

This remarkable four bedroom Grade II listed barn conversion is a home that instantly captures the imagination. Steeped in character and history, yet thoughtfully transformed for modern living, it unfolds across a series of beautifully crafted spaces that celebrate its rural setting and original 18th-century architecture. With exposed timbers, vaulted ceilings, and solid oak windows and doors, the building keeps its old character, and the open views stretch over farmland all the way to the South Downs.

The heart of the home is a breath-taking reception and dining hall, laid with sandstone tiles and forming the oldest part of the barn, dating back to around 1720. From here, the flow of the house feels effortless. A country-style kitchen with a lime stone floor and a new range cooker leads through to a practical utility room and WC, while a warm and inviting family room with a log burner rises to a charming mezzanine above. The main bedroom is a peaceful sanctuary, perfectly positioned to overlook the fields and allow nature to feel just within reach, complete with an en-suite shower room.

Further stairs descend from the hall to a spacious lower level where a double bedroom with en-suite shower room sits alongside a family bathroom, another generous double bedroom, and a fourth bedroom or study. A separate staircase lifts you to a magnificent first-floor sitting room, a lofty and atmospheric space with another log burner, dramatic views, and access to an additional mezzanine or study area with eaves storage. Facing west, this room is bathed in the glow of spectacular sunsets that seem to frame the landscape like a painting.

Outside, the sense of openness and tranquillity continues. A large private driveway and double garage provide ample parking, and the wraparound garden, offering 0.63 of an acre, encircles the home in rolling countryside. Wildlife drifts in and out with the seasons, offering daily glimpses of nature at its most serene. Practical features such as a shed, log store, oil tank, and an environmentally considerate off-grid sewage system blend discreetly into the surroundings. With Angmering Park Estate nearby and countless scenic walks on the doorstep, all within the protected landscape of the South Downs National Park, this is a home where rural beauty and historic charm come together in perfect harmony.

The property is within easy access to the A27 and A24, placing Worthing, Brighton, Arundel, and Chichester all within easy reach. Nearby Angmering village provides everyday essentials, while local attractions include golf courses, gyms, pubs, and a wide choice of walking and cycling routes across the surrounding countryside and South Downs.

For more information, please visit the Cooper Adams website.

This property is "Legally Prepared." Cooper Adams has gathered key documents, including the title, plans, property forms and warranties. Buyers must request these before offering.

Garden

Wrap around garden with patio area and stunning views of the countryside.

Parking - Double garage

Double garage with large driveway for several vehicles