Hye House, Royal Oak Lane Crowhurst, Battle, TN33 9BX

The property itself is an elegant Georgian manor house, beautifully positioned within its own private grounds, and overlooking open countryside which offers picturesque historic 1066 walks right on properties the doorstep. The property exudes timeless character and charm, complemented by a comprehensive programme of refurbishment by the current owner, which has brought the house to an exceptional contemporary standard while retaining its period integrity.

Currently operated as a wellness retreat and high-quality holiday let, Hye House offers a versatile and income-generating configuration. The existing layout and scale of accommodation, however, would also lend itself exceptionally well to repositioning as a boutique hotel or hospitality-led destination. A key feature of the asset is its dedicated leisure provision, including an outdoor swimming pool and a lower ground floor spa area, providing a strong wellness offering and enhancing its appeal as a retreat or hotel environment.

Hye House is ideally situated in the village of Crowhurst, on the edge of the historic town of Battle, one of East Sussex’s most sought-after and characterful locations. Rich in history, Battle is best known for the 1066 Battle of Hastings and offers a charming mix of period buildings, independent shops, cafés, and restaurants.

Surrounded by rolling countryside, the area is perfect for outdoor activities such as walking and cycling, with the High Weald Area of Outstanding Natural Beauty close by. The south coast is also easily accessible, including the nearby seaside towns of Hastings and St Leonards-on-Sea.

The property benefits from excellent connectivity, with Crowhurst railway station located within the village itself, providing direct services to London Waterloo, London Bridge and London Charing Cross, with journey times from approximately 1 hour 20 minutes to 1 hour 30 minutes. Nearby Battle also offers additional rail connections, ensuring convenient access to Central London and making the property well suited to both business and leisure travellers.

Gatwick Airport is also easily accessible, in approximately two-hours by train, and located only 40 miles away by road, enhancing its appeal for both domestic and international travel. The combination of rail and road links ensures the property is well positioned for those seeking a countryside retreat without compromising on accessibility. In addition, the A21 is within easy reach, providing efficient road connections to Tunbridge Wells and onward access to the M25.

The principal accommodation is arranged around a welcoming central entrance hall, providing access to a range of elegant reception spaces. These include four well-proportioned reception rooms, all offering generous volumes and natural light, together with a formal dining room, a gym/studio and an impressive conservatory overlooking the grounds. A large, well-appointed kitchen is positioned to the rear, ideally suited to catering for guests, alongside additional circulation and service areas. The layout flows well for both private use and commercial operation, with clear separation between guest-facing and back-of-house areas.

The first floor provides a substantial range of sleeping accommodation arranged off a central galleried landing, with all bedrooms being complemented by en suite facilities. The rooms are of particularly generous proportion, with many benefiting from picturesque views over the surrounding countryside.

Further bedroom accommodation is arranged on the second floor, again offering a selection of well-proportioned rooms served by bathroom facilities. This level provides additional guest capacity, ideal for continued use as a retreat, guest house or hotel.

The lower ground floor provides additional accommodation currently configured to support the property’s wellness and leisure offering. This includes a studio space and a treatment room, but could equally double up as a wine cellar or additional reception space.

All trade fixtures and fittings are to be included.

This opportunity lends itself to numerous lifestyle and income-generating enterprises, including:

Holiday Let / Luxury Rental Property - high-end short-term accommodation for families, groups or corporate retreats.

Guest House or Boutique B&B - offering characterful accommodation in a desirable rural setting close to Battle.

Boutique Winery & Vineyard Business - utilising the existing vineyard to produce and potentially sell estate-grown wines, with scope for tastings, tours and a cellar door experience.

Wellness Retreat / Spa Destination - yoga retreats, meditation breaks, or holistic wellness stays making use of the extensive grounds.

Events Venue - weddings, private parties, and corporate events in a scenic countryside setting.

Glamping or Camping Site - luxury tents, cabins or eco-pods within the grounds and woodland for experiential stays.

Corporate Retreat or Team-Building Venue - secluded, high-quality space for business use.

The property currently offers 14 guest bedrooms, arranged across three floors, allowing for a variety of room styles and configurations. The majority of bedrooms are en‑suite and offer pleasant views over the surrounding countryside.

Set within approximately 9.9 acres of beautifully landscaped gardens, grounds, and woodland, the expansive outdoor areas provide a perfect setting for wellness activities, complemented by a swimming pool and extensive lawns, with further potential for additional leisure amenities, subject to the necessary consents. The garden also benefits from its own vineyard (currently being rejuvenated), presenting a wonderful opportunity for any enthusiastic or aspiring winemaker to cultivate, sell, and enjoy their own produce.

The surrounding woodland enhances the feeling of seclusion, creating a peaceful natural backdrop. A sweeping circular driveway with a central fountain delivers a striking approach, while ample parking ensures practicality for a range of uses. The scale and versatility of the grounds make the property ideally suited not only for private ownership but also for boutique hospitality, wellness retreats, or corporate events.

There is a well-appointed static home located within the grounds, offering ideal accommodation for staff or owners. The unit comprises two bedrooms, a bathroom, and an open-plan reception and kitchen area, providing a comfortable and self-contained living space that complements the main residence.

Hye House offers an attractive commercial and lifestyle opportunity, currently operating as a holiday let and wellness retreat. Its proven appeal, combined with the size, setting, and existing facilities, provides strong potential for further development. The property could be transformed into a boutique hotel or guest house, or used as a venue for weddings and private events, taking advantage of its peaceful surroundings and beautifully landscaped grounds.

In addition, subject to the necessary consents, the site itself may offer longer‑term development potential. The scale of the property, its layout and its location within an established and desirable village environment may present opportunities for reconfiguration, selective expansion or alternative uses, depending on planning considerations and buyer objectives. Interested parties are advised to make their own enquiries in this regard.

This property is being sold freehold.

Current rateable value (1 April 2026 to present): £17.000, with £5889 currently payable per annum.