Henley Down, Catsfield, TN33

Elegant country home in 5 acres with plunge pool, annex potential, garage, and Colt bungalow with conversion. Near Battle with shops, schools, and direct trains to London.

Set within approximately 5 acres of mature, landscaped gardens and grounds, Henley Down House offers a rare combination of character, comfort, and future potential. At the heart of the property is a beautifully renovated five-bedroom residence, filled with original features and thoughtfully updated for modern life. Alongside it, a detached outbuilding accessed directly from the main drive offers the exciting opportunity to create a separate four-bedroom, single-storey home — ideal for multigenerational living, a guest residence, or a self-contained retreat. Planning permission has already been granted for the conversion.

From the moment you step through the main entrance, you're welcomed into a home designed to impress and embrace in equal measure. This expansive residence combines timeless architectural features with considered updates, offering a seamless flow of flexible living spaces and scenic outlooks across its mature, tree-lined grounds. Whether hosting friends in the open-plan kitchen or enjoying quiet mornings by the plunge pool, this is a home that balances calm, character, and comfort at every turn.

Renovated throughout in 2022, the house was updated from top to bottom — including a new roof, new heating system, full rewire and plumbing, and high-spec insulation throughout. Aluminium Crittall-style glazing has been added, bringing in light and lending a contemporary edge to the period feel.

A large entrance hall sets the tone, with herringbone parquet flooring underfoot, spotlights overhead, and exposed beams lending warmth and charm. Full-height metal-framed glazed doors lead into a second, equally generous hallway laid with rustic brick flooring — a characterful pause between spaces.

To the right, a beautifully bright living room enjoys windows on two sides, cream carpeting, and wooden sills. This flows into a utility area with wood-effect laminate flooring, then on through an oak door into a ground-floor double bedroom. Overlooking the front garden, this peaceful retreat also includes a private en-suite shower room finished in green brick tiles, with a rain and handheld shower, pedestal basin, and chrome towel rail. With its own access nearby and natural separation from the main living spaces, this wing could easily function as a self-contained annex — ideal for multigenerational living, visiting guests, or even a live-in nanny.

Nearby, a secondary entrance porch provides added flexibility, while a few steps lead down to a guest WC with bold red tiled flooring. From here, you’ll find a flexible office or snug with bay window, built-in storage for the hot water cylinder, and doors out to the patio.

Back in the main hall, to the left, the heart of the home opens out into a stunning open-plan kitchen, dining, and living space — ideal for both family life and entertaining. At its centre, a traditional inglenook fireplace with a white-painted brick surround and log burner creates a warm focal point, framed by a solid timber beam overhead and space to gather around.

The kitchen wraps around a central island topped with copper, offering drawer storage, open shelving, and a Bosch induction hob beneath pendant lighting. Grey shaker cabinetry continues throughout, paired with granite worktops and a waist-height double oven. The sink enjoys a view to the front garden, while the far end of the room is all about connection to the outdoors — a full-width wall of glazing frames garden views and opens onto a sandstone terrace. Triple-aspect windows flood the space with natural light, and wooden flooring ties the whole space together.

The first floor is fully carpeted in cream, creating a soft contrast to the timber beams found throughout. The main bedroom sits at the end of the hallway — a generous, double-aspect suite with exposed beams, garden views, and a modern en-suite shower room featuring marble surrounds, a green brick-tiled walk-in shower, and integrated vanity storage.

Three further double bedrooms all include built-in storage and character touches such as beams or painted-brick fireplaces. A family bathroom serves these rooms, complete with shower-over-bath, large oval basin, and views over the garden.

The second floor comprises a further double bedroom with views to both the front and rear, as well as an additional room currently used for storage — offering scope for a playroom, study, or hobby space depending on your needs. The cream carpet continues seamlessly up the stairs and throughout.

Gardens and Setting

The landscaped grounds are a standout feature — originally designed as an Edwardian arboretum, they include a wide variety of mature trees, both native and exotic. Seasonal beauty abounds, from naturalised wildflowers and rare rhododendrons in spring, to vivid autumn foliage and the architectural interest of winter woodland. There is even a charming fig orchard near the barn.

A sandstone terrace wraps around the house, with pathways leading out to a plunge pool tucked into the garden — ideal for sunny afternoons. The land is a mix of open lawns and lightly wooded areas, offering space for children, animals, or even future equestrian use (STPP).

Two separate parking areas serve the home: a gated gravel drive with space for multiple vehicles and turning, and a second area by the back door for daily convenience. Two timber garden sheds provide useful outdoor storage.

Detached Outbuilding – Conversion Opportunity

Accessed directly from the main private driveway, this detached outbuilding — formerly a Colt bungalow — together with an adjacent building, offers a compelling opportunity to create a stunning four-bedroom, single-storey home. Planning permission has been granted for the transformation of the two existing structures into a contemporary residence that embraces modern living while maintaining the tranquillity of its rural setting.

The proposed design features a vaulted-ceiling kitchen and dining area that flows seamlessly into a spacious living room opening onto the garden, creating an open and airy feel. Two of the four bedrooms are planned with en-suite bathrooms and direct access to private patios or decking, while two further bedrooms share a well-appointed family bathroom — providing a flexible layout ideal for family life or visiting guests.

This space could serve beautifully as a multigenerational residence, guest lodge, holiday let, or even a dedicated work-from-home base — offering privacy and independence while remaining connected to the main house.

A detached barn is also included in the sale, providing additional scope for storage, workshop space, or further development (subject to permissions). The area relating to the conversion plot is approximately 0.5 acre (to be verified), offering ample space for landscaping, private outdoor areas, or extended living.

The Colt, Garage and barn can be sold separately with 0.5 of an acre of land.

Location

Set in peaceful countryside yet just a 10-minute drive from the historic market town of Battle, Henley Down offers a lifestyle that blends seclusion with strong connections. Battle’s characterful high street features independent shops, cafés, and restaurants, while Battle station provides direct trains into London Charing Cross.

Well-regarded local schools include Claverham Community College, Battle Abbey School, and Battle & Langton Primary. The nearby village of Catsfield offers a warm, community feel and convenient local shop. For weekend escapes, the coast at Bexhill-on-Sea is just 12 minutes away.

Parking - Driveway