Copthorne Common, Copthorne, RH10

Mulberry House on its own, with 8 acres. A Georgian-style country house renovated to a boutique-hotel standard, at the end of a private drive in its own woodland, beside the golf club and ten minutes from Gatwick.

This lot comprises Mulberry House with its garage and approximately 8 acres of gardens and woodland only. The adjoining land (Lot 3) is offered separately; see below.

THE HOUSE Mulberry House is the Georgian-style country house buyers describe and rarely find. White-rendered and perfectly symmetrical, tall sash windows on every elevation, a slate hipped roof, and not a neighbour in sight. Behind the classical facade it has been rebuilt for the way people live now: 4,791 sq ft of light, open, exceptionally finished space that owes as much to a boutique hotel as to a family home.

The front door opens onto a reception hall of real drama: a chequerboard floor and a curved oak staircase that sweeps up to a galleried landing beneath twin chandeliers. From here, parquet runs through the principal rooms. The sitting room, with its ornate fire surround and wood-burning stove, is a room for winter evenings; the kitchen/breakfast room is a room for everything else. Nearly thirty feet long, with a stone-topped island and bespoke cabinetry, it is lit by three arched glazed doorways that fold back onto the terrace, so that on a summer evening the kitchen and the lawn become one room. A formal dining room, a playroom, a gym, a boot room, a utility room and a cloakroom complete the ground floor.

Upstairs, five bedrooms open off the galleried landing. Four have their own boutique-style bathrooms, and no two are alike. The principal suite adds a walk-in wardrobe and a vintage-inspired bathroom where the roll-top bath sits in the window, looking out over the grounds. The family bathroom is the most dramatic of all, with moody Venetian plaster, a black roll-top bath on gilt feet and a laundry chute to the utility room below. On the second floor, a 38 ft loft room has been fitted out as a cinema.

The house has been externally rendered over 50mm insulation; heating is oil-fired with all other services electric; drainage is to the house’s own independent Matrix treatment plant; and connectivity is belt and braces, with hard-wired Vodafone broadband, Starlink for added cover, a BT landline and mobile signal on Three. Smart home technology lets the whole property be monitored and managed from a phone.

GARDENS AND GROUNDS Electric black timber gates open onto a gravel drive that curves through the trees before the house reveals itself. Set within 8 acres, the grounds are a private world: broad lawns running from the terrace to the tree line, specimen trees, a natural pond alive with wildlife, and mature woodland that is carpeted with bluebells each spring. Gatwick may be ten minutes away, but the property is not on the flight path, and the only sound is birdsong. Security fencing encloses the whole, with CCTV, automated gates and an alarm.

PLANNING Planning consent exists for the construction of a three-bay garage with an adjoining games room to the side and a home office above. Details are available on request.

ADJOINING LAND The adjoining land to the west, some 5.61 acres with its own separate gated entrance from the lane, is offered separately as Lot 3. It benefits from planning permission (Mid Sussex District Council ref. DM/26/0207) for a single three-bedroom dwelling. Purchasers of Mulberry House will be given first opportunity to acquire Lot 3 in addition.

METHOD OF SALE
Mulberry House is offered as Lot 2 of a three-lot sale. The whole estate is also available as Lot 1, and Lot 2 will be withdrawn should a sale of Lot 1 be agreed. Each lot is listed separately.

KOA Cabins is not included in this lot. Lot 1 is the only lot sold with the business as a going concern, and KOA Cabins will cease trading on exchange of Lot 2.

Lot 3 will only be sold once contracts have been exchanged on Lot 2, and the Lot 2 purchaser will be given first option on Lot 3.

The exact division of the land between Lots 2 and 3, and the resulting acreages, are yet to be agreed and verified. The boundary shown on the sale plan is indicative only. The vendors will consider adjusting the land between Lots 2 and 3 to suit a Lot 2 buyer.

Tenure: Freehold. Council tax: Band G. EPC: D (67). Local authority: Mid Sussex District Council. Viewing strictly by appointment through the agent.

Boot Room

4.78m x 2.97m

Utility Room

3.12m x 2.36m

Landing

7.39m x 4.14m

Bedroom 1

6.96m x 5.13m

Walk-in Wardrobe

3.76m x 2.18m

Bedroom 2

5.64m x 5.05m

Bedroom 3

4.83m x 4.22m

Bedroom 4

3.71m x 3.61m

Bedroom 5

4.83m x 3.58m

Cinema Room

11.69m x 5.13m

Garage

5.49m x 4.01m

Reception Hall

6.02m x 4.14m

Sitting Room

5.31m x 4.93m

Kitchen/Breakfast Room

9.1m x 7.01m

Dining Room

4.78m x 4.78m

Play Room

5.05m x 4.19m

Gym

4.11m x 3.61m

Garden

Set within 8 acres, the grounds are a private world: broad lawns running from the terrace to the tree line, specimen trees, a natural pond alive with wildlife, and mature woodland that is carpeted with bluebells each spring. Gatwick may be ten minutes away, but the property is not on the flight path, and the only sound is birdsong. Security fencing encloses the whole, with CCTV, automated gates and an alarm. Beside the house is a garage. Planning consent also exists for a three-bay garage with an adjoining games room to the side and a home office above.

Disclaimer

Referral Fee
We may recommend third-party providers to help with your move. If you use a provider through Inspire, we receive a referral fee: £100 for survey referrals, and £250–£300 for conveyancers. This does not add to your cost. You are free to choose any provider.

Anti-Money Laundering
All buyers/sellers must complete ID checks under the Anti-Money Laundering Act 2022. We use Lifetime Legal for this, who charge £80 (incl. VAT) per property. If you use their service, Inspire receives a £35 referral fee. This fee is paid to Lifetime Legal and is non-refundable.

Reservation Agreement
The seller might request a Reservation Agreement. If agreed, both buyer and seller sign, and the property is taken off the market. If either party breaches the agreement, compensation is paid to the innocent party, guaranteed by Gazeal. Ask for details.