Hartfield Road, Forest Row, East Sussex, RH18

Full of charm and character: a detached period house with off street parking and pretty garden

Description

Believed to date in parts from the C15th and C16th century, and subsequently extended at the rear in the 1930s, Ashdown Lodge is a charming period property with lots of character; the property is believed to have formed part of an estate owned by Henry VIII and was possibly a Toll House or servant’s lodging. It has charming weatherboarded and brick elevations under a tiled roof, which was replaced in 2017 with mainly reclaimed tiles.

Today, it offers beautifully presented accommodation arranged over two floors, with some steps between rooms on the ground floor. It extends to approximately 1,756 sq ft. and is unlisted, with well-proportioned rooms and period features including a wonderful stone flagged entrance hall, exposed beams and inglenook fireplaces. As to be expected with a property of this age, there are some low lintels in the oldest portion of the house.

The house offers an ideal layout for families, with plenty of reception rooms offering separate spaces to relax, to study and to entertain. The sitting room and study/snug lie in the oldest parts of the house, reached by steps up and down either side of the entrance hall. Each has an inglenook fireplace; the sitting room has an open fireplace with cast iron firebasket and backplate, and the study/snug has a wood burning stove.
At the rear of the study/snug steps lead down to the dining room, which offers space for a large table and has built-in cupboard. The kitchen/breakfast room has place cream painted wood cabinets, with granite effect worktops and a breakfast bar, an induction hob and an electric oven, space for a sofa ot table, and access to the rear garden. The kitchen and dining room offer potential for reconfiguration, depending on requirements and any necessary permissions. To one end there is a utility area, with access to the side garden, and a cloakroom.

The stairs rise from the study/snug and open to a vaulted landing, which is suitable for setting up as an office should further study or working from home space be needed. There is a step up to the principal bedroom, which has exposed beams; carvings on the main support show it was probably once a ship’s keel. There are two cupboards, wither side of the cast iron feature fireplace; one of them once had a basin within and could offer potential to add an en suite. Dual aspect bedroom two has a high vaulted ceiling and beams.

Bedrooms three and four are situated at the rear, each has loft access and they are served by a family bathroom and a separate shower room.

Outside
The house is set back from the road, behind hedging, with a wide brick paved driveway to one side giving off street parking for at least two vehicles; steps lead down from here to the house and the rear garden. There is a pedestrian gate which opens to the front garden, leading up to the front door.

The rear garden is split level, and mainly laid to lawn. The tier closest to the house has a central patio offering space for seating, with a further patio at the side giving room for a timber garden storage shed and a wood store. The lower level is reach by central steps, with well-stocked beds either side, and beech hedging to the rear.

Location

Ashdown Lodge is situated on the south eastern edge of Forest Row, close to Ashdown Forest with its 6,500 acres of heath and woodland. The property is one mile from the village centre, and can be reached by Hartfield Road or by a pleasant walk or cycle along the traffic-free Forest Way, a 10 mile shared-use path connecting to East Grinstead and Groombridge. Forest Row has an excellent range of facilities including a number of independent boutiques, a supermarket, several cafes, antique shops, bakery, fishmonger, pubs and schools.

Comprehensive shopping is at East Grinstead (about five miles) and Tunbridge Wells (about 13 miles). There are many leisure activities available locally, including local clubs for football, rugby, cricket and theatre. Across Sussex, activities include riding on Ashdown Forest (for which a permit is required), show jumping at Hickstead, sailing at Ardingly and golf at one of the many courses across the county, including Royal Ashdown Forest just to the south of the village. Spa and country house hotels include Alexander House, Ashdown Park, Gravetye Manor and Ockenden Manor.
Rail services: East Grinstead (4.6 miles) to London Victoria, journey time from 56 minutes; Three Bridges (12 miles) to London Victoria/London Bridge/St Pancras International from 35 minutes.

Communications: The M23 is less than 10 miles away providing a direct link with the M25, the national motorway network and Gatwick Airport (about 13 miles distant). Schools: There are a number of state and independent schools and colleges in the local area, including Forest Row primary school, Brambletye, Cumnor House, Michael Hall Steiner School, Worth School, Lingfield College and Ardingly College.

All distances and journey times are approximate.

Square Footage: 1,756 sq ft



Directions


From the centre of Forest Row take the B2110 Hartfield Road towards Hartfield. Ashdown Lodge is on the left after about a mile, immediately after the traffic priority sign.

Additional Info

Services: Gas fired central heating. All mains services.

Outgoings: Wealden District Council, . Council tax band F.

Photographs taken: April 2025

Tenure: Freehold

EPC rating: E

Cladding: This property may have cladding. The property is under six floors so any cladding may not have been tested. Purchasers should make enquiries about the external wall system of the property, if it has cladding and if it is safe or if there are interim measures in place.

Viewing: Strictly by appointment with Savills on .
If there is any point which is of particular importance to you, we invite you to discuss this with us, especially before you travel to view the property.