Hobbs Lane, Beckley, Near Rye, East Sussex TN31 6TU

Entrance hall, Living room, Study, Dining room, Library, Snooker/games room, Kitchen/breakfast room, Cellar, Cloakroom, First floor galleried landing, Bedroom 1 with en suite bathroom and dressing room, Bedroom 2 with dressing room, Family bathroom, Separate w.c, Second floor bedrooms 3 and 4. Oil heating. EPC rating E. Oak framed double garage with loggia and home office. Oak framed garage/workshop. Further garage and open fronted wood store/workshop. Hard tennis court. Gardens including a pond and paddock extend to approx. 3.4 acres (tbv)
 

Hope Farm occupies a rural location adjoining Oxney, one the largest organic vineyards in the country, set close to the Kent/Sussex border in undulating countryside in an Area of Outstanding Natural Beauty being approached over a country lane. Beckley village has a primary school, Norman church and public house. 3 miles to the north is the larger village of Northiam with everyday shopping facilities and Great Dixter house and gardens. Inland is the Wealden town of Tenterden with tree lined high street. Further south is the Ancient Town and Cinque Port of Rye renowned for its historical associations, medieval fortifications and fine period architecture. The town has an active local community, with the arts being strongly represented. Rye Arts and Jazz Festivals are held annually. From the town there are train services to Eastbourne and Ashford with high speed connections to London St Pancras (journey time 37 minutes). 

Forming a Grade II Listed house dating back to the late 17th century which retains many original features including an inglenook fireplace and exposed timbers throughout. 

The front door leads into a quarry tiled entrance hall which in turn has doors to both the study and the living room which has a wide inglenook fireplace fitted with a wood burning stove. The kitchen/breakfast room has an Aga with gas fired hob and electric oven, built in pine units and dresser, granite worksurfaces, larder cupboard, integrated fridge/freezer, dishwasher and oil fired boiler. Door to cellar. Cloakroom with w.c and wash hand basin. The library has built in oak book shelving and cast iron fireplace fitted with a gas fire. Off the living room there is an inner hall which leads to a versatile study which also has plumbing for washing machine and dryer.

Dining room and snooker/games room are both vaulted and have double doors out to the rear garden.  

On the first floor there is a beamed galleried landing with stairs to the second floor. The main bedroom has wide oak floorboards an en suite bathroom and dressing room. Bedroom 2 also has wide oak floorboards and door through to a dressing room which leads to a storage attic. The family bathroom has wide oak floorboards, a roll top bath with shower over and a wash basin on stand, there is an adjoining w.c.  

The second floor has two further bedrooms, both with wash basins. 

OUTSIDE The property is approached over a driveway with five bar electric gate which leads to the main parking area. Note: the driveway is owned by Hope Farm but the neighbouring property Hope Cottage has a vehicular right to pass to their property beyond Hope Farm. The range of outbuildings are particularly useful and include an oak framed double garage with central loggia and attached home office. There are further buildings including another oak framed garage/workshop, single garage with adjoining open fronted wood store/workshop, summerhouse and greenhouse. The majority of the garden is laid to lawn with a large pond with brick terrace. The hard tennis court was resurfaced in 2023, beyond which is a fenced paddock, the whole extends to approximately 3.4 acres (to be verified). 

FURTHER INFORMATION Local Authority: Rother District Council. Council Tax Band G
Mains electricity and water. Oil central heating. Private drainage (Klargester system)
Predicted mobile phone coverage: EE and Three
Broadband speed: Ultrafast 1800Mbps available. Source Ofcom
River and Sea Flood risk summary: Very low risk. Source GOV.UK