Church Road, Barcombe, Lewes, East Sussex, BN8

Important Grade II listed country house of significant historical provenance, with landscaped gardens, a magnificent C18th walled garden, elegant period interiors and a detached cottage.

Description

The Beeches is a distinguished Grade II listed country house of exceptional provenance and character, combining striking period architecture with an outstanding 18th century walled garden, listed in the National Garden Scheme’s Yellow Book. With origins believed to date back to the 16th century and substantial Queen Anne and Regency-era additions, the house represents a rare opportunity to acquire a property of such historical and architectural significance. This is only the third time The Beeches has been offered for sale since 1918.

The house displays the hallmarks of its evolving heritage, including a stately entrance porch with ionic columns and high-ceilinged interiors, complemented by elegant fireplaces and mellow parquet flooring. Arranged across three principal floors, with a substantial basement cellar below, the accommodation is both generous in scale and rich in period detail, offering considerable versatility and potential.

The central reception hall offers an immediate sense of welcome, with warm-toned parquet underfoot and a wide staircase rising to a split-level landing. Three formal reception rooms extend across the rear of the house, with an outlook over the garden: there is a bright and well-proportioned drawing room with a full-height bay window and French doors opening to a garden terrace; across the hall, a second reception room offers a sitting room with adjoining dining room beyond. The spacious breakfast room, centred on a traditional Aga within a recessed chimney, leads through to the kitchen - fitted with a range of modern cabinetry and served by a large walk-in pantry and a useful boot room. A study, utility room and cloakroom with WC complete the ground floor.

The principal staircase ascends to the first-floor landing, giving access to five elegant bedrooms, one with a west-facing balcony with garden views. The principal bedroom is served by a substantial family bathroom linking to a dressing room; the remaining bedrooms share a further bathroom, shower room and a separate WC. On the upper floor are two additional bedrooms, one currently used as an art studio.

In addition to the main house, the property benefits from a charming detached cottage - formerly the 18th century stable block - which offers two bedrooms, two reception rooms, a kitchen with adjoining utility room, and a bathroom, ideal for guests, extended family, or ancillary accommodation.

Gardens and Grounds
The grounds extend to about four and a half acres and have been thoughtfully landscaped and beautifully maintained. A gravel driveway, defined by an ancient yew tree, sweeps to the front of the house, offering extensive parking and access to a detached double garage.

To the rear, a paved terrace spans the width of the house, offering the perfect setting for outdoor dining. Beyond lie extensive lawns, interspersed with mature trees and specimen planting, a natural pond encouraging wildlife, and a formal rose garden centred around a stone fountain and framed by topiary shrubs.

Of particular note is the magnificent 18th century walled garden - a rare and significant feature, the wall separately listed Grade II - complete with two greenhouses and a potting shed. This historic space is listed in the National Garden Scheme Yellow Book and showcases both horticultural heritage and design excellence.

In all, about 4.47 acres.

Further information and images can be found at:

The Beeches web site

Location

The Beeches is situated in on the semi-rural edge of the village of Barcombe, close to the picturesque church. Barcombe has a thriving community, benefitting from a primary school, post office/general store, two public houses (The Royal Oak and The Anchor Inn), and a number of sports clubs including tennis, bowls, cricket and stoolball. Lewes (four miles) offers a comprehensive selection of shops, bars, restaurants, a cinema and a leisure centre.

There are many leisure activities available locally, including local clubs for football, rugby, cricket and theatre; across Sussex, activities include show jumping at Hickstead, sailing at Ardingly and golf at East Sussex National or one of the many courses across the county. The surrounding countryside offers miles of footpaths and bridleways. Sussex offers a vibrant cultural scene, with world-class opera at Glyndebourne, and the annual Brighton Festival presenting a huge programme of theatre, dance, classical music and literary events.

For equestrians, Hickstead, Pyecombe and Golden Cross showgrounds are all within a 30-minute drive.

Transport: Cooksbridge (1.9 miles) offers direct services to London Victoria, journey time from 60 minutes. Haywards Heath (11.6 miles) offers regular trains to London Victoria, London Bridge and St Pancras International, journey time from 42 minutes. To the west, the A23/M23 gives access to Gatwick airport (25 miles), central London and the south coast.

There is a good range of state and private schools in the local area including Barcombe primary school, Chailey School, Great Walstead, Cumnor House, Lewes Old Grammar School, Lewes Priory, Bede’s, Burgess Hill Girls, Hurstpierpoint College and Brighton College.

All distances and journey times are approximate.

Square Footage: 6,066 sq ft


Acreage: 4.5 Acres

Additional Info

Agent Notes: A footpath crosses the property between the formal garden and paddock. The paddock is designated agricultural.

Services: Oil fired central heating, Mains electricity and water. Private drainage (septic tank). Broadband: full fibre broadband is available.

Outgoings: Lewes District Council, . The Beeches tax band H; Stable Cottage tax band E.

Photographs taken: January and July 2025.

Site Plan: Produced from Promap © Crown copyright and database rights 2024. OS AC . Not to scale. For identification only.

Cladding: This property has cladding (traditional clay tile hanging to the cottage). 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.