Brookhouse Lane, Framfield, TN22

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Old Brookhouse Barn is a magnificent non-listed 18th-century detached four bedroom, four bath/shower room Sussex barn conversion occupying 8.5 acres of beautiful grounds in a peaceful semi-rural setting. Accessed via a long, tree-lined driveway from a quiet country lane, the property enjoys complete privacy and uninterrupted views across its own land. The house has been lovingly maintained, extended, and improved by the current owners, blending the warmth and authenticity of its period oak frame with light-filled contemporary living spaces.

The accommodation extends to 3,815 square feet internally and is designed to be versatile for family life, entertaining, and hosting guests.

The entrance door opens into a hall where the principal reception rooms span out from. The kitchen measures 20’5 x 12’3 (6.22m x 3.73m) and is a charming farmhouse-style space fitted with bespoke cabinetry and finished in natural tones. It is designed for both practical everyday use and family meals, with room for a large dining table. The adjacent utility room offers laundry and storage facilities, and there is also a ground floor cloakroom.

Through the utility room leads into the large garden / games / living / dining room which measures 28’6 x 17’1 (8.69m x 5.21m). This room is ideal for entertaining or relaxing, with French doors opening to the front garden and a wood-burning stove for those colder months . A loft storage area above provides additional useful space. This room is extremely versatile in its use and could be used as a formal dining room, an additional living room or even a family games room.

Back into hallway and turn right leads into the central living space which is a spectacular open-plan living, dining, and family area measuring 49’8 x 21’11 (15.15m x 6.68m). This is the heart of the home, with its full-height vaulted ceiling, immense exposed oak beams, and a wealth of glazing that floods the room with natural light from morning through to evening. At one end, a large brick fireplace with a wood-burning stove creates a focal point for cosy winter gatherings, while French doors open directly onto the gardens for seamless summer living.

From this main space, an oak staircase leads to a galleried open plan area measuring 29’9 x 13’2 (9.09m x 4.01m). This elevated vantage point is perfect as a home office, library, snug or games area, offering commanding views over the reception area and the gardens beyond.
Down past the living area are steps down to a single-storey wing which contains three bedrooms and three bath and shower rooms. This area is perfect for slightly older children, extended family, or guests. Each bedroom has direct access to the gardens and pond area, providing a sense of independence and privacy. The first bedroom you come to measures 15’8 x 9’2 (4.78m x 2.79m) and benefits from an en-suite bathroom. The next bedroom along measures 21’6 x 8’9 (6.55m x 2.67m) and once was two separate bedrooms before the current owners converted into one room. It therefore has the possibility of splitting this room again to create a fifth bedroom if desired. There is an adjacent shower room which serves this bedroom. The final bedroom measures 19’9 x 12’3 (6.02m x 3.76m) and has an en-suite bathroom with bath and shower cubicle.

The first floor (past the galleried open plan area) is home to the principal bedroom suite which measures 18’7 x 14’8 (5.66m x 4.47m). It is a light-filled double-aspect room with far-reaching views. The en-suite bathroom is luxuriously appointed with a freestanding roll-top bath, separate shower, WC and wash hand basin.


Outside

Within the grounds stands a beautifully crafted detached oak-framed barn. On the ground floor is a two-bay garage / workshop, and a craft room / studio measuring 17’10 x 17’8 (5.44m x 5.38m). There is a kitchen and wood-burning stove in this space and could potentially be used as an annexe living room/kitchen. Stairs lead to the first floor where there is a large vaulted storage area, 35’11 x 17’7 (10.95m x 5.36m), with exposed beams and a separate shower room with shower, WC and wash hand basin. Again, this space could be used as an annexe bedroom if desired. This building could be ideal for guest accommodation, an annexe (subject to necessary planning), a work-from-home setup, creative pursuits or a games room/teenage hang out.

The outbuildings with this property are extensive and versatile. A range of barns, stables, and a large workshop provide enormous potential for equestrian use, classic car storage, or small-scale agricultural activity. The stable block includes four stables, or they could also be used as workshop space or even garaging to keep a classic car. A reindeer barn (constructed in 2012), provides further storage or housing for animals if desired. All of the outbuildings have both power and light and the reindeer barn also has water.

The 8.5 acres of land are surprisingly low-maintenance and can be easily managed with a ride-on mower. The current owners allow a neighbouring farmer to graze sheep, which keeps the grass short with minimal effort. The grounds comprise formal lawns, mature trees, paddocks, and several picturesque ponds that attract a variety of wildlife. The layout and planting create an environment that is as practical as it is beautiful, offering the possibility of keeping animals or simply enjoying the peace of a well-kept country estate.


Local area and Transport Links

Old Brookhouse Barn lies within the TN22 postcode area near Uckfield, a thriving Sussex market town offering an excellent balance of rural tranquillity and modern convenience. It is also a fifteen minute walk to the nearby village of Framfield where the Hare and Hounds pub (10 minute walk) and Village C of E Primary school (15 minute walk) can be found.

Connections are excellent from the property. Uckfield railway station offers services to London Bridge via East Croydon and Oxted, with journey times just over an hour. By road, the town is conveniently placed on the A22, linking to Eastbourne and Croydon, and the A26, providing direct routes to Lewes, Royal Tunbridge Wells, and Maidstone. The Regency bus routes (28, 29, 29X) connect Uckfield with Lewes, Brighton, Crowborough, and Royal Tunbridge Wells. Gatwick Airport is around 23 miles away, reachable in under an hour by car outside peak times.

Schooling in the area is well-regarded. Uckfield College is the local secondary school, complemented by numerous primary schools in surrounding villages including Framfield C of E Primary school which is a 2 minute drive or a 20 minute walk. There are also local primary schools in nearby Buxted, Bonners (Maresfield), and Little Horsted. Uckfield itself offers Harlands, Holy Cross, Rocks Park, St Philip’s, and Manor primary schools, providing a wide choice for families.

Uckfield High Street offers a mix of independent shops, cafés, restaurants, essential services and Waitrose and Tesco supermarkets. Hartfields Coffee & Kitchen is a popular spot for brunch and socialising. Larger retail, leisure, and entertainment options can be found in nearby Lewes, Tunbridge Wells, Haywards Heath, and Eastbourne.

For leisure and recreation, the property is ideally located close to Ashdown Forest, a 6,500-acre Area of Outstanding Natural Beauty famed for its walking, riding, and wildlife. Other nearby attractions include Sheffield Park & Garden (National Trust), the Bluebell Railway heritage steam line, and the East Sussex National golf and spa resort at Little Horsted. The South Downs National Park and the Sussex coast at Seaford or Eastbourne are within easy reach for day trips.

There are public footpaths which radiate directly from Brookhouse Lane which provide wonderful walks over open countryside – perfect for families, dog owners, runners or recreational walkers.

Old Brookhouse Barn is a rare opportunity to acquire a beautifully restored Sussex barn with extensive outbuildings and land, in a setting that offers both seclusion and excellent accessibility. It is a property that can adapt to a variety of lifestyles, whether for a family seeking a country retreat, equestrian enthusiasts, or those looking for a home with scope for business or creative pursuits.