Fairwarp, Uckfield, TN22

GUIDE PRICE: £1,250,000

• Arts & Crafts character home offering four bedrooms and three bathrooms; house floor area to be confirmed.

• Approximately 1.2 acres (TBV) in total, comprising an approximately 0.9-acre paddock and 0.3-acre cottage garden/grounds. The paddock has running water and electricity.

• Direct, private access onto Ashdown Forest, with heathland and woodland beginning where the garden ends.

• 28 ft vaulted Drawing Room with exposed timber eaves and trusses, timber flooring, original open fireplace, fitted bookshelves and French doors to the garden.

• Excellent and flexible reception space, including a separate formal Dining Room, a Sitting/Family Room with its own fireplace, and a versatile ground-floor fourth bedroom/study with adjoining en-suite shower room.

• Four bedrooms including a generous principal suite with spacious en-suite bathroom and steam room, plus two further first-floor double bedrooms and a family bathroom.

• Granted planning permission for a replacement double garage with attached storage and a self-contained home office above (Ref: WD/2024/1653/F).

• 23 ft kitchen/breakfast room with bespoke timber cabinetry, central island, range cooker, bay window and direct garden access.

• Commoners' rights attached to the property, including wood-cutting rights and equestrian riding permits across Ashdown Forest.

• Superb country lifestyle with London Bridge reachable in just over an hour, with Crowborough and Uckfield stations within easy reach.

LOCATION: The property occupies an entirely private woodland enclave in sought-after Fairwarp, with gated access directly onto Ashdown Forest. The Forest - the landscape that inspired A.A. Milne's Hundred Acre Wood - offers thousands of acres of protected heathland and ancient woodland for walking, riding and cycling. A quarter-mile walk through the trees brings you to The Foresters Arms in Fairwarp, while Uckfield, Lewes, Royal Tunbridge Wells, Glyndebourne and the South Coast are all within easy reach.
Despite the secluded setting, the property remains well connected. Uckfield and Crowborough stations provide services towards London Bridge, with journey times in just over an hour on suitable services; Buxted provides a further nearby option. This combination of privacy, direct access to the Forest and access to London makes the property particularly appealing to those seeking a genuine country lifestyle without becoming disconnected.
Schooling in the area is genuinely strong. Uckfield College, rated Outstanding by Ofsted, and Bonners CofE Primary in Maresfield, rated Good, cover the state options. On the independent side, Michael Hall Steiner School and Cumnor House Sussex in Danehill — rated Excellent by the Independent Schools Inspectorate — are both close by, alongside other well-regarded local preparatory schools.

DESCRIPTION: Set in a private woodland enclave with direct access onto Ashdown Forest, the property combines an unusually secluded setting with a practical family layout.
Its Arts & Crafts character, flexible accommodation and direct connection to the Forest are central to its appeal.

THE HOUSE
The house retains clear Arts & Crafts character, with timber detailing, generous proportions and a strong connection to its woodland setting.

The property will mean different things to different buyers — those already rooted locally who have long wanted to live closer to the Forest, and those from further afield for whom this represents a quieter, more considered way of living. Either way, it is the kind of home that tends to mark a before and after.

KITCHEN/BREAKFAST ROOM: A generous 23 ft space at the heart of the house, with a bay window over the front garden and a door straight out onto it. Bespoke timber cabinetry, a central island, range cooker and good natural light make it work equally well for a quiet breakfast or a full house of guests.

DRAWING ROOM: A generous 28 ft reception room with a vaulted ceiling, exposed timber eaves and trusses, and wide-board timber flooring.
The original open fireplace is flanked by fitted bookshelves, with ample space for several seating areas and larger pieces of furniture.
French doors open directly onto the garden and bring good natural light into the room.

DINING ROOM: A separate, well-proportioned dining room with its own character — a good backdrop for slower, more formal evenings while the room connects conveniently with the central ground-floor accommodation.

SITTING ROOM: A further reception room on the opposite side of the central staircase and dining room, with its own fireplace, a multi-sided bay window and a further side window.
It works well as an informal sitting room, television room or family room, adding useful flexibility alongside the larger Drawing Room.

BEDROOM FOUR & EN-SUITE: A versatile ground-floor room with its own en-suite shower room. It has served as a study, a creative studio and a guest bedroom, and adapts readily to whoever needs it — home working, or simply avoiding the stairs.
The en-suite is fitted with a WC, wall-mounted wash basin and shower.

FIRST FLOOR
PRINCIPAL BEDROOM: A generous principal bedroom with a bay window, timber flooring, fitted or bespoke storage and space for additional bedroom furniture, together with a spacious en-suite bathroom.
EN-SUITE: A spacious principal en-suite with a bath, separate shower enclosure, WC and wash basin, together with a steam room.


BEDROOM TWO: A well-proportioned double bedroom on the first floor, with a window overlooking the garden and characterful sloping ceilings and timber detailing.

BEDROOM THREE: A further generous double bedroom with good natural light, a sloping ceiling, timber floor and built-in storage.

FAMILY BATHROOM: Positioned between Bedrooms Two and Three, the family bathroom has a bath, separate shower, WC and wash basin.

OUTSIDE AREA/GARDEN: The property extends to approximately 1.2 acres (TBV) in total, including an approximately 0.3-acre south-facing cottage garden/grounds and an approximately 0.9-acre fenced paddock. Mature trees, hedging, lawns and wildflower areas provide privacy around the house.
Behind the house are stone-paved paths and informal seating terraces, together with a polytunnel and detached summer house. The summer house has electricity. Gated access leads directly onto Ashdown Forest. The paddock has running water and electricity and offers scope for equestrian, smallholding or productive garden use, subject to individual requirements.

GARAGE / PLANNING PERMISSION: The existing detached garage is positioned beside the house and approached directly from the driveway. Planning permission has also been granted for a replacement double garage with attached storage and a self-contained home office above (Ref: WD/2024/1653/F).
The approved scheme provides scope for dedicated home-working space separate from the main house. Purchasers should satisfy themselves as to the planning consent, approved drawings, conditions and any implementation requirements.

SUMMER HOUSE: A detached garden summer house with electricity, currently used as a seasonal studio and also suitable as a garden room, hobbies space or occasional home office, subject to individual requirements.

POLYTUNNEL: A useful polytunnel within the grounds provides practical growing space for keen gardeners and complements the property's cottage garden, wildflower grounds and paddock.

THE FOREST: Private access directly onto Ashdown Forest is one of the property’s key features, with heathland and woodland immediately beyond the garden.
Commoners' rights are attached to the property, including wood-cutting rights and equestrian riding permits across the Forest. Buyers should satisfy themselves as to the precise nature, extent and administration of those rights.

AGENTS NOTE: Please note that these details have been prepared as a general guide and do not form part of a contract. We have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Room sizes are approximate and should not be relied upon. Any verbal statements or information given about this property, again, should not be relied on and should not form part of a contract or agreement to purchase.