West End Lane, Henfield, West Sussex, BN5

Grade II listed period property with striking linked barn conversion, stabling, sand school and holiday cottage

Description

A Unique Harmony of Heritage and Modern Living
Grays Farm is a striking country home that fuses period charm with thoughtful contemporary design. Set on a quiet country lane, it enjoys uninterrupted views of the South Downs and a sense of seclusion without isolation.
The oldest part of the house dates to the 17th century, with delightful original features, exposed timbers, and a classic catslide tiled roof. Many of the beams are believed to have been salvaged from a decommissioned galley ship, adding a layer of history and character.
In more recent decades, a spacious kitchen was added, and the adjacent 18th-century barn converted into a contemporary living space. In 2019, a striking glazed linkway was added to connect the original farmhouse and barn—creating a seamless flow between old and new and significantly expanding the living area.
The result is a substantial and versatile home, rich in character, light-filled and open, seamlessly blending heritage with modern living.

The Heart of the Original Home
The property has a high level of comfort, with double glazing, oil-fired central heating complemented by wood burning stoves and an Aga, and underfloor heating to the barn.

The original entrance hall sets the tone, with wattle and daub walls, time-worn flagstone floors, and low beams and lintels that speak to the home’s 17th-century origins. In the drawing room the vast inglenook fireplace has a wood-burning stove beneath a heavy oak bressummer.
Off the hallway, a utility room with wooden cabinetry adds practical charm. To the west lies the formal dining room, an inviting space for cosy dinners or equally suited as a quiet study.
Upstairs, the cottage has two characterful bedrooms and a family bathroom on the first floor. A third bedroom occupies the top floor, complete with its own connected dressing area, ideal for guests or a study space.

The Kitchen and Converted Barn
The spacious kitchen is a bright, welcoming space for cooking with ample room for relaxed seating. It features a generous range of wooden cabinetry topped with composite stone surfaces, a central island with breakfast bar and pop-up TV, and an elegant stone mantelpiece with a wood-burning stove. Bi-fold doors open onto a south-facing terrace, ideal for outdoor dining and entertaining.
A glazed contemporary link connects the kitchen to the barn. With its north and east-facing elevations, this light-filled space has casual dining, underfloor heating, and a convenient ground-floor shower room.
The converted 18th-century barn houses a dramatic vaulted sitting room with dual-aspect glazing, capturing stunning sunsets to the west. There’s also a study area and a mezzanine currently used as a dressing room.
In the barn’s western wing, a ground-floor bedroom with en suite enjoys self-contained access to a charming inner courtyard. This wing also features a second bathroom, a spacious hallway with excellent storage, and a staircase leading to a mezzanine level with a cloakroom, currently used as an additional bedroom.
For a full understanding of the home’s generous and versatile layout, please refer to the floorplans.

Outdoor Living
Grays Farm is set in beautifully landscaped grounds, thoughtfully divided into distinct outdoor spaces that complement the home’s character and setting. The main entrance is accessed via electronically operated gates, with a sweeping drive that passes a detached timber-framed double garage and store before opening into a gravelled parking area and central courtyard.
The courtyard is shared with Stable Cottage and offers a peaceful morning suntrap, framed by two flint-built former pigsties and a romantic wisteria-draped walkway.
To the south, the principal gardens provide privacy from Stable Cottage and flow seamlessly from the kitchen and glazed linkway. An elevated terrace offers space for outdoor dining and lounging, complete with a pergola with an automated cover and a built-in outdoor fireplace. From here, the view stretches across manicured parterre beds and wetland-style planting around a naturalistic pond. A footbridge leads to a tiki hut with an outdoor heater—an ideal spot for relaxing or entertaining.
Expansive lawns extend to the south and east, dotted with fruit trees and framed by open skies and long views toward the Downs.

Stable Cottage
North of the house, Stable Cottage is a single storey cottage which is registered for business as a holiday let. It comprises two bedrooms, kitchen/sitting room, two shower rooms and a utility area. It has its own section of terrace and garden. Its listing name is River Cottage.

Stables & Paddocks
At the rear of the property, with separate access from the private track, is a gravelled parking area, an enclosed sand school, and two timber stable blocks, currently used as storage, with access to a paddock and a smaller holding paddock. There is a further small, enclosed training area with two field shelters, behind the timber garage.
About 1.8 acres in all.

Location

Situated in an idyllic position on a long country lane, adjoining open farmland and water meadows. West End Lane links to a network of public footpaths and bridleways, giving access to the Downs Link. Local amenities: Henfield (1.5 miles) provides for day-to-day needs with a range of local shops, banks, post office, village hall, library, health centre and leisure centre; Hurstpierpoint (seven miles) has a good range of local amenities, some lovely boutiques, cafes and restaurants, pubs and an excellent local butcher. More extensive shopping and recreational facilities can be found in the city of Brighton & Hove on the south coast (13 miles).

There are many leisure activities available locally, including local clubs for football, rugby, cricket and theatre, and Sussex offers extensive sporting and recreational activities, with golf at Wickwoods Country Club, Singing Hills and Pyecombe, racing at Goodwood, Plumpton and Brighton, showjumping at Hickstead, sailing at Weir Wood and Ardingly reservoirs and along the South Coast, and walking and riding locally including the South Downs National Park and on the Ashdown Forest. The renowned Glyndebourne Opera House is just east of Lewes and the vibrant city of Brighton and Hove has a thriving theatre culture, festivals and events.

Sussex is ideal for food and drink enthusiasts: there are many renowned gastro pubs and Michelin accredited restaurants locally, and the region is at the heart of England’s emerging wine scene. Spa and country house hotels include South Lodge, Gravetye Manor, Alexander House and Ockenden Manor.

Rail services: Hassocks (8.7 miles) or Haywards Heath (13 miles), regular services to London Victoria/ London Bridge, from 55 minutes or 42 minutes respectively.

Communications: The A23/M23 provides a direct link with the M25, the national motorway network and Gatwick Airport (about 23 miles distant). Schools: there is a good selection of state and private schools in the area, including Brighton College, Hurstpierpoint College, Lancing College, Steyning Grammar and Burgess Hill Girls.

All distances and journey times are approximate.

Square Footage: 3,801 sq ft


Acreage: 1.8 Acres

Directions



Additional Info

Agent’s Notes: 1. The swing seat and garden sculptures are not included in the sale.
2. The track from West End Lane to Grays Farm is a public right of way, but not a publicly maintainable highway.

Services: Oil fired central heating. Private drainage (Klargester). Mains electricity and water. The Cottage has a separate boiler, water meter and electricity meter.

Outgoings: Horsham District Council, . Council tax band G. Stable Cottage business rates April 2023 £3400.

Photographs taken: May 2025

Tenure: Freehold

EPC rating: Grays Farm F, Stable Cottage D

Site Plan: Produced from Promap © Crown copyright and database rights 2025. OS AC . Not to scale. For identification only.

Cladding: Parts of 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.