Old Surrey Hall, East Grinstead, RH19

Historic Grade II listed barn conversion with oast roundel and land, in a rural setting on the Sussex-Surrey border.

Description

Set amidst the tranquil countryside on the East Sussex-West Sussex-Surrey border, The Barn forms part of the historic estate of Old Surrey Hall - a moated Grade I listed manor house of exceptional heritage. Believed to date in part from the 16th century and listed Grade II for its special architectural and historic importance, this remarkable property was formerly the barn and oast serving the Hall. Today, it offers a rare opportunity to acquire a home of distinctive character and provenance, beautifully blending period charm with modern comfort.

The house is attractively characterised by its part-weatherboarded elevations of red and grey brick in English bond, timber framing, and the striking oast roundel crowned with its original cowl. A substantial chimney stack rises above the roofline, while inside, a wealth of period detail includes exposed joinery, vaulted ceilings, oak doors with traditional latches, and metal casement windows - some with secondary glazing. Despite its age, the rooms are generously proportioned with good ceiling heights, and the bathrooms have recently been refitted with stylish contemporary suites.

Approached via a long, tree-lined private driveway from Holtye Road, the property enjoys a lovely pastoral outlook while remaining accessible to East Grinstead and commuter links. The driveway sweeps past the house and detached double garage to a large courtyard providing ample parking.

The solid oak front door opens to a welcoming entrance hall, from which stairs rise to the first floor. Lying off the hall is a cloakroom and separate WC. A substantial double sitting room extends across the southern side of the house, partially divided to create two distinct spaces: one with French doors opening to the garden, the other centred on a handsome wide brick fireplace, currently arranged as a playroom. Steps descend from the sitting room to a versatile reception room, ideal as a study.

The characterful dining room occupies the roundel of the oast, a unique space for formal entertaining. Beyond lies the wonderful open-plan kitchen, breakfast and family room, finished with tiled flooring and underfloor heating. The kitchen is fitted with painted solid wood cabinetry topped with granite worktops and a ceramic butler sink, complemented by a central island with breakfast bar seating. Appliances include a three-oven electric Aga, Miele oven, microwave and dishwasher, and a Fisher & Paykel fridge/freezer. Bi-fold doors open to a balcony overlooking the garden, and there is ample space for a large breakfast table or sofas. A utility room lies across the hall, while a cosy dual-aspect snug with brick fireplace and woodburner completes the ground floor.

There are six bedrooms arranged over two wings, served by two staircases. The main staircase rises to a split-level landing with extensive built-in storage. Bedroom one occupies the oast roundel and enjoys lovely pastoral views, with an en suite shower room and an adjacent dressing room (or seventh bedroom) with fitted wardrobes. Three further bedrooms in this wing include two with vaulted ceilings, served by a family bathroom featuring a freestanding bath and separate shower. The eastern wing offers two generous bedrooms and another bathroom - ideal for guests or for creating an internal annexe with the snug below.

Outside
The formal garden lies to the south of the house, mainly laid to lawn and enclosed by mature hedging, with a graceful weeping willow and rhododendrons providing seasonal colour. A stone terrace next to the house offers space for outdoor dining, accessed via French doors from the sitting room. Beyond is a parking area and the detached double garage, fitted with electronically operated doors, an EV charging point and hard-wired internet.

Across the private driveway, the land extends to about 2.95 acres, arranged as post-and-rail fenced paddocks bordered by mature trees and a stream. Within the central paddock stands a contemporary weatherboarded home office - a versatile addition with oak flooring, sliding doors, shower room and kitchenette, ideal as a studio, gym or guest suite. Behind the office is a large polytunnel, offering excellent potential for homegrown produce.

In all, about 3.3 acres

Location

The Barn is situated in a lovely rural position on the eastern outskirts of the market town of East Grinstead (two miles), a vibrant town which provides comprehensive shopping and entertainment facilities. Further shopping and leisure facilities can be found in nearby Royal Tunbridge Wells (11 miles).

The area is well served for sporting and leisure pursuits with racing at Lingfield Park, Epsom and Goodwood; golf at Royal Ashdown, Forest Row, Crawley Down and Holtye; sailing at Bough Beech and Weir Wood reservoirs and along the south coast; and walking and riding locally including on Ashdown Forest.

Mainline rail service: There are fast and frequent trains from Dormans (2.1 miles) and East Grinstead (3.7 miles) to London Bridge/Victoria from 52 minutes.

Schools: There are many highly regarded schools in the area, both state and private, including Brambletye, Cumnor House, Worth, Sackville, Imberhorne, Lingfield College, Michael Hall School (Rudolph Steiner) and Ardingly College.

Communications: Gatwick (via A264 / M23) is just 12 miles distant. Both the A22 and the A/M23 link to the south coast and the M25 orbital motorway to the north, and in turn other motorway networks and Heathrow airport.

All distances and journey times are approximate.

Square Footage: 3,706 sq ft


Acreage: 3.33 Acres

Additional Info

Agent’s Notes: The Barn has a right of way over the private driveway from Holtye Road, and informal access over the continuation of the driveway leading north to Hollow Lane. The driveway is a bridleway.

Services: Oil fired central heating (under floor in the kitchen, breakfast and family room). Mains water and electricity. Shared private drainage (cess pit).
Broadband: a full fibre connection is available.

Outgoings: Tandridge District Council. Tax band H.

Photographs taken: November 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 timber weatherboarding). 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.