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Forest Row, East Sussex

Guide Price
Added on 28/07/2020
Equus Country and Equestrian Property, South East
15,579 sq. ft.
(1,447 sq. m.)

Key features

  • Highly desirable location
  • Architect designed farmhouse
  • 32 acres, stables & outbuildings
  • Award winning tourism business
  • Catering, retail & animal licences
  • One of a kind lifestyle opportunity

Property description

A unique opportunity to acquire a residential property/estate adjacent to Ashdown Forest including a superb multifaceted rural/leisure business extending to 32.75 acres (*TBV) and an architect designed 4-bedroom detached residence with stables. Surrounded by stunning countryside, this rare opportunity offers a range of hospitality and retail opportunities including a high-quality retail outlet, coffee shop, restaurant and wedding barn. Currently the main business focus is as a tourist attraction being run as a Llama Park. The estate has been expertly and sympathetically developed by the vendors to provide a balance of excellent commercial opportunities also with numerous barns, outbuildings and staff accommodation. The commercial offering in all extends to around 12,503 sq ft (GIA). At the location there is a large vehicle park which can accommodate several coaches at a time, up to 100 cars and has reserved parking for motor cycles, bicycles and disabled drivers. Additionally, PLANNING PERMISSION has been granted for the erection of a single-story rear and side extension to the farmhouse on this already very well-presented property which will afford more panoramic distant views.

Location & Area Awareness - The property occupies a prime location on the edge of Ashdown Forest with stunning countryside views across the High Weald and excellent access to horse riding, country walks and cycle trails being in this popular area of Outstanding Natural Beauty. (Refer to The location is also extremely accessible, by road via the A22 and rail via East Grinstead and Haywards Heath mainline stations which also connect to London. For international travel Gatwick Airport is within convenient distance of around 20 minutes drive via the A23/M23 motorway.

Accommodation - Refer To The Floor Plan - Ashdown Farmhouse, extending to around 2519sqft is an architect designed detached property built in 1997 which has been completely re-furbished and decorated to a high standard by the current owners. Planning permission has been granted to build a 60 square meter extension for a new sitting room which could increase the house to 5 bedroom, 5 bathroom house.
It is set well back and screened from the road by woodland and is constructed of brick and tile hung elevations under a tiled roof, benefiting from oil fired central heating and double glazing. The western wing of the Farmhouse is configured in such a way as to provide a self-contained annexe accommodation (if required). The Farmhouse combines the advantages of a modern build with character and period charm.
The accommodation briefly comprises: Ground Floor - Formal drawing room, dining room, substantial kitchen/breakfast room with inglenook and central island enjoying stunning countryside views, Bedroom 4 being used as a study with en-suite bathroom, Boot Room, Utility Room and Cloakroom.

First Floor - Master Bedroom with en-suite bathroom and two further Double Bedrooms - both with en-suite shower rooms. There is also a linen store with hot water cylinder.

Planning Permission Granted - Application No. WD/2018/2286/F ERECTION OF A SINGLE STOREY REAR AND SIDE EXTENSION TO ASHDOWN FARMHOUSE. Permission to build a 6m x 10m room at the rear of the property. This would afford (subject to window positioning) more stunning views over the rear portion of the land and valley.

The Business - The business operates as a popular and renowned tourist attraction, with income derived from entrance fees, animal treks, retail and catering sales and conference/event bookings.
Full accounting details will be provided to bona fide purchasers following a formal viewing.

Commercial Property-Refer To The Floor Plan - The site has been expertly and sympathetically developed by the vendors to provide a balance of excellent commercial opportunities. In total the commercial offering comprises 12,503 sq ft (GIA).

Reception & Retail Area - The purpose-built Retail Area includes a spacious reception and well-laid out retail area, specialising in an eclectic selection of items gathered from all corners of the world, selling South American textiles and crafts, alpaca knitwear, pottery from Andalusia and locally made handicrafts. The retail area is very light and spacious, with ceramic tiled flooring throughout. It is divided into several inter-connecting sections as shown on the floor plans and would be ideally suited to a variety of alternative uses. Leading off the retail area are two offices and store rooms.

Staff Flat - Situated above the Retail Area and approached externally is the self-contained Staff Flat with a gross floor area of some 557sqft and comprising living room, kitchen, bathroom and bedroom.

Coffee Shop & Restaurant - Situated within the Visitor Centre is a locally acclaimed coffee shop and fully licensed restaurant offering a range of hot and cold beverages, breakfasts, lunches and cream teas. Sunday lunch is very popular, utilising home bred pork. Supporting the coffee shop and restaurant is a very large well-equipped commercial kitchen and separate stills/prep area. There are ladies and gents' washrooms, including DDA compliant facilities.

Restaurant - The restaurant is situated in a traditional Sussex barn and offers comfortable seating with a cosy log burning stove in the winter and spectacular views over the grounds and forest beyond. The restaurant can comfortably seat 60 covers and enjoys an alcohol licence.

Function Barn - In addition to the restaurant, there is a very versatile function barn which can be hired and used for almost any purpose, with setting capacity for 100. This barn has been used for parties, meetings, weddings, funerals, barn dances, craft fairs, gatherings, music concerts, school visits and can be used in conjunction with other areas of the Park such as the Marriage Barn and Terrace. There are also separate en-suite toilets.

Gardens / Land & Grounds - The Farmhouse driveway leads to a gravelled parking area set to the front of the house with lawns to each side. A pathway leads around the house to a walled courtyard with patterned brick paving and raised brick planters. The Farmhouse roof extends to form a covered area with glazed door to a utility room. Further glazed doors access the courtyard from the kitchen, Drawing room and bedroom 4.
The whole sits in approx 32.75 acres (*TBV). The acreage stated at the property is *TBV – (To Be Verified), which means that the land has not been formally measured by Equus and or its sellers/clients. A Title Plan from Land Registry will have been acquired, where available, showing the boundary and acreage. Otherwise, an online measuring tool will have been used to ‘check’ the acreage where possible. Interested applicants/buyers are advised that if they have any doubts as to the plot size and wish to have verification of the exact area of the entire plot, they will be required to make their own arrangements, at their own cost, by appointing the services of an accredited company who can measure the area for a compliant Land Registry Title Plan.

Site Designation - AONB - yes. SSSI - no. FLOOD PLAIN - no. SPECIAL PROTECTION - no.

Services & Outgoings / Rates - TENURE: Freehold
LOCAL AUTHORITY: Wealden District Council
DOMESTIC: Oil heating and hot water. Cooking by LPG bottles and electricity. Mains electricity with a back-up generator. Wood burners in two rooms. Sewage is to a septic tank.
BUSINESS: Oil heating and hot water. Cooking by LPG gas in large commercial tanks approx. 4,000 litres. Mains electricity. Klargester waste treatment plant.
TAX BAND: Ashdown Farmhouse falls under Council Tax Band G
The rateable value for The Llama Park is £29,400 and Ashdown Farmhouse £3,605 PA.
EPC RATING: The commercial buildings has an EPC rating of D. Ashdown Farmhouse has an EPC rating of E (the farmhouse has recently undergone a complete installation of double-glazed windows).

Stock / Livestock / Machinery - The livestock, trading stock, certain items of plant and machinery, will be sold with the business.

Viewing Arrangements - All Viewings are strictly by Appointment with the Vendors’ Agent
Equus Country & Equestrian, South East/South West
DISCLAIMER: All prospective buyers view all properties for sale with Equus International Property Ltd at their own risk and neither the Agents, Joint Agents nor the Sellers take responsibility for any damage or injury however caused to themselves or personal belongings or property. By viewing a property with Equus you accept this disclaimer. If inspecting the outbuildings, equestrian facilities or any other building within the grounds you must wear appropriate clothing and footwear and children must be either left in the car or supervised at all times. Livestock should not be touched and all gates left shut or closed after use.
COVID-19: Please ensure you adhere to the current government Covid-19 protocols when viewing properties. These are available on the .gov web site.

Directions - The farm is situated off the A22 around 3 miles south of Forest Row on the left and 2.5 miles north of the village of Nutley on the right.


Forest Row, East Sussex

Energy Performance Certificates

EE RatingEI Rating

Forest Row, East Sussex


Distances are straight line measurements from the centre of the postcode
  • East Grinstead Station4.7 miles
  • Buxted Station6.8 miles
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About the agent

Equus Country and Equestrian Property, South East

South East Head Office, Pantiles Chambers, 85 High Street, Tunbridge Wells, Kent TN1 1XP

Equus Country and Equestrian Property, South East

Equus Country, Equestrian and Village Property specialists are one of the recognised market leaders concentrating entirely on the sale of houses, cottages, farms and equine properties with 1 acre or more, covering the South East of England.

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