Spacious late Victorian country cottage with annexe, in a rural hamlet near Lewes.

Description

Kits Hayes is a much-loved late Victorian country cottage of appealing character, dating from 1885 and originally built as the Crossing Keeper’s cottage for the former ‘Hamsey Loop’ single-track railway line. Offered for sale for only the second time in around a century, the property has evolved over generations to meet the needs of a growing family, with a series of sympathetic extensions added over time. Today, it offers over 3,600 square feet of versatile accommodation (excluding the garage and workshop), including a purpose-built ground floor annexe, ideal for multi-generational living. Some updating is now required, presenting an exciting opportunity for the next family to take ownership and add their own stamp.

Set in gardens of about half an acre, in a tucked-away hamlet just two miles from the historic and artistic county town of Lewes, Kits Hayes enjoys a lovely pastoral outlook and a sense of rural tranquillity, while remaining well-connected. The house retains many features in keeping with its Victorian origins, including good ceiling heights, timber-framed casement and sash windows with an elegant arch motif, and a number of open and feature fireplaces.

The wide front door, sheltered beneath a deep overhung porch canopy, opens to an entrance hall, in turn part open to the dual-aspect dining room, divided by a double-sided feature fireplace. Beyond lies a generous sitting room, centred on a handsome black marble fireplace creating a striking focal point, with French doors opening to the garden and two further pairs to the adjoining conservatory - a light-filled space with tiled floor and doors to the terrace, perfect for enjoying the garden views.

The farmhouse-style kitchen and breakfast room is fitted with bespoke timber cabinetry by Woodworks of Lewes (now Alistair Fleming), complemented by woodblock and granite worktops. A two-oven Aga forms the centrepiece, supported by an additional oven, integrated dishwasher and space for a fridge/freezer. There is ample room for a breakfast table, and a door opens directly to the garden. Serving the kitchen is a practical utility and boot room with space for laundry appliances, an adjoining cloakroom, and a door to the front garden and covered log store.

Upstairs, a light-filled galleried landing gives access to six well-proportioned bedrooms, five with fitted or built-in storage, including a large eaves store room off bedroom four. The principal bedroom is dual aspect, with lovely views over the garden and land beyond, fitted wardrobes and an en suite bathroom. The remaining bedrooms are served by two further bathrooms.

The self-contained annexe has its own front door and comprises a kitchen, spacious living room with garden access, a large bedroom overlooking the garden, and a bathroom - ideal for extended family or guests.

Outside
Kits Hayes is screened from the lane by mature hedging and approached via a large shingle driveway, providing ample parking ahead of the house and integral garage. The garage is fitted with shelving and a workbench, with a timber lean-to store running the length of the house for garden equipment.

The garden lies mainly to the south and west, enclosed by mature hedging and planted with shrubs, flower borders and trees. Doors from the conservatory open to a broad south-facing stone and brick terrace, offering a sheltered spot for outdoor dining and relaxation.

In all, about 0.52 of an acre.

Location

Kits Hayes is situated in the rural hamlet of Hamsey, in the South Downs National Park. Nearby Offham has a popular farm shop (1.1 miles) and a garage with a shop, and Cooksbridge has a railway station (1.5 miles). The County Town of Lewes lies two miles to the south, offering a comprehensive range of shops, supermarkets, a leisure centre, a theatre and a cinema.

There are many leisure activities available locally, including local clubs for football, rugby, cricket and theatre, and extensive sporting and recreational activities across Sussex, with golf at Piltdown, Lewes, East Sussex National and many courses across the county, racing at 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 Ashdown Forest. The renowned Glyndebourne Opera House is just east of Lewes and the vibrant city of Brighton and Hove (10 miles) 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 Gravetye Manor, Alexander House, Ashdown Park Hotel and Ockenden Manor.

Rail services: Cooksbridge to London Victoria/London Bridge, journey time from 66 minutes. Further services from Lewes and Haywards Heath.
Gatwick airport: 25 miles.

Schools: There are a number of state and independent schools and colleges in the local area, including Hamsey and Barcombe primary schools, Lewes Old Grammar School, Burgess Hill Girls, Cumnor House, Hurst, Ardingly College, Brighton College and Eastbourne College.

All distances and journey times are approximate and sourced from Google maps.

Square Footage: 3,611 sq ft


Acreage: 0.52 Acres

Additional Info

Agent’s Note: The two large antique dressers in the kitchen are not included in the sale, but may be available by separate negotiation.

Services: Oil fired central heating. Electric storage heaters in the annexe. Mains electricity, water and drainage.
Broadband: full fibre is available.

Outgoings: Lewes District Council. Tax band G.

Photographs taken: November 2025.

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