Church Lane, Pagham, PO21

Grey Barn sits in a quiet, established position on the edge of Pagham Harbour moments from the water, The property has been completely transformed by its current owners since 2022 to an exacting standard. What was once a three-bedroom conversion has been extensively extended, remodelled and improved to create a high-specification and versatile family home, now arranged across the main house, an impressive two-storey annexe, a garden office and a detached summer house, with the whole property extending to almost 3,700 sq ft. From hardwood casement windows to engineered oak flooring throughout both properties, the design is to an exacting standard.

Grey Barn is arranged around a well-proportioned sitting room and a beautiful open-plan kitchen/dining room extending to over 22 feet. The kitchen is complete with granite worktops, high-end fitted appliances and an electric Rangemaster Nexus cooker with induction hob. Off to one side there is a separate utility room and boot room keeping day-to-day life organised. Upstairs, the principal bedroom is a generous room of real scale at over 18 feet in length and with its own en suite whilst the other two bedrooms are served by a family bathroom – the bathrooms are fitted with Burlington sanitary ware giving a luxurious feel. A ground floor cloakroom completes the internal accommodation.

A particular highlight of the improvements is ‘Little Grey Barn’ which is more than your average annexe – it’s an equally high-specification two-storey dwelling with accommodation comprising: a charming kitchen/dining room, separate cloakroom and a cosy bedroom with en suite on the ground floor. Upstairs you’ll find two further bedrooms and a large living room are served by an elegant bathroom suite. Currently used for guests and to generate rental income of approximately £10k p.a but could achieve much more, the annexe offers genuine flexibility — equally suited to multigenerational living, a home business or holiday-let, or simply additional space as a family's needs change.

Beyond the annexe, a detached summer house with its own kitchenette and shower room provides further, self-contained accommodation, ideal for guests or continued letting use. A separate garden office offers a further practical space, well suited to home working or a hobby room retreat away from the main house.

OUTSIDE

To the east, an attractive paved courtyard with raised beds provides further space to relax outside, while a side access leads through to a good-sized, west-facing rear garden, mature and well stocked with flower beds and trees — the perfect spot to catch the evening sun. Within the annexe structure there is a double garage serving the whole property and additional parking provide ample space for residents and visitors alike.

LOCATION

Grey Barn occupies an enviable position on the edge of Pagham Harbour, approximately 0.4 miles north-west of Pagham village, with the harbour itself accessible on foot via Church Lane. Designated a local nature reserve and site of special scientific interest, Pagham Harbour offers one of the most beautiful and undeveloped stretches of the Sussex coastline, with excellent walking on the doorstep.

Bognor Regis, approximately 4.6 miles east, provides a good range of everyday amenities, while Chichester, some 6 miles north, offers its Festival Theatre, Cathedral and wider choice of shops and restaurants, along with a local farm shop at Runcton around 2.8 miles distant. Chichester Harbour, 5.5 miles to the north-west, and the waters of the Solent provide some of the best sailing on the South Coast, alongside further water sports opportunities and the Blue Flag beach at West Wittering.

Mainline stations at Chichester and Bognor Regis offer regular services to London Victoria, with further connections to Gatwick and Southampton airports.

SERVICES

Mains water and electricity are connected, with private drainage via a Klargester sewage treatment plant. The main house is heated by oil, with solar panels on the roof of Little Grey Barn providing power to the rest of the property — both installed by the current owners as part of the renovation.

What 3 Words

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Garden

Large gardens wrapping around the property.