Church Road, Herstmonceux

**Guide Price £2,000,000 - £2,200,000**
A handsome Grade II Listed period house with a substantial detached playroom barn of 2,485 square feet, on high ground commanding wonderful southerly views across the Pevensey Marshes to the sea in the distance. Also benefiting from a swimming pool, tennis court and established grounds of about 3.2 acres.

A very desirable and handsome Grade II Listed period house, probably dating from the 16th century, together with a substantial detached playroom barn of 2,485 square feet. The property has been a much loved family home since 1973 although during that time has been sympathetically extended and meticulously maintained to form a very comfortable and well-presented period home with 21st century benefits.
The elevations are brick, half tile hung beneath a tiled roof and there are good ceiling heights throughout, with oil-fired central heating.
Church Farm House is one of those properties “often sought but seldom found”, ideal as a permanent home or weekend retreat to enjoy the beautiful location and outstanding views, footpaths and bridleways across the Pevensey Marshes to the sea in the distance.
The accommodation comprises:
• Handsome oak front door to reception hall with fireplace and door to east-facing garden. The snug has an open fireplace with duck’s nest grate and a range of bookshelves along one wall.
• The drawing room has a fine inglenook fireplace with ceiling cross beam and door to the wonderful garden room/conservatory, ideal for entertaining throughout the year, having electrically operated blinds and bi-fold doors opening to the garden and commanding the most spectacular views over the Pevensey Marshes.
• The inner hall has a brick floor and door to the cellar housing the oil-fired central heating boiler. Cloakroom with basin and WC. There are two useful studies/computer rooms.
• The dining room has an inglenook fireplace, wood block floor, range of cupboards, secondary staircase to the first floor and links through to the kitchen.
• The impressive kitchen/breakfast/family room is exceptionally well fitted with bespoke units comprising twin stainless steel sinks set in granite working surfaces with pan drawers and cupboards beneath, wall cupboards above, shelf for recipe books, second stainless steel sink unit. Integrated items include a dishwasher, Neff double oven and hob, and two waste bins. Two-oven oil-fired Aga, space for dog bed, television point, tiled floor with electric underfloor heating. Island unit with microwave and electric point. Space for American-style fridge freezer. Door to the garden room/conservatory.
• The rear hall has a door to the driveway and the utility room.
• From the kitchen a door opens to the jacuzzi room with tiled floor, door to terrace, garden and swimming pool; cloak/shower room with basin, WC, and shower cubicle.
• The first floor has an attractive landing. The principal bedroom has wardrobe cupboards along one wall, views, and an en suite bathroom with deep bath, two pedestal wash basins, shower cubicle with power shower, WC.
• Guest bedroom 2 has wardrobe cupboards and en suite bathroom comprising bath with overhead shower and shower attachment, basin and WC.
• Bedroom 3 has a wardrobe cupboard and en suite cloakroom with basin and WC. Bedroom 4 enjoys the views and the adjoining bathroom has a sunken bath with basin, WC, shower cubicle.
• Door to the inner lobby with secondary staircase down to the dining room.
• The second floor has a split staircase and has three further bedrooms, one of which has a walk-in cupboard with potential for conversion into en suite facilities. Shower room with shower cubicle, basin and WC.

The Sussex Barn
This fine Sussex Barn has elevations of brick, timber-framed, weatherboard-clad beneath a tiled and felted roof. This building has proved to be a wonderful asset over the years as a party/playroom and includes a brick fireplace, dated kitchen, bar and cloakroom. Open tread staircase to the first floor with further cloakroom.
Electricity, water and private drainage connected.
Attached is a cart lodge used for the storage of logs.

The Gardens and Grounds
Brick and tile triple garage, 35’3 x 15’11, two being open-fronted. Three timber stables, in need of repair. Workshop. Corrugated iron log store.
Church Farm House is approached down its own private gravelled drive of some length culminating in a circular turning area with magnificent holme oak. There are areas of sweeping lawn studded with a number of specimen trees and shrubs, a small area of light woodland, a few formal flower, rose and shrub borders.
Open-fronted timber and tile garden room 17’ x 9’ .
The swimming pool is set within a low wall enclosed area with wide paved surround and an adjacent open-fronted pool room. The pool is heated by a combination of solar panels and oil. Hard tennis court (in need of resurfacing).
In all about 3.2 acres.

Rights of Way: A public footpath runs along the border of the eastern boundary.