Property description
A charming character house and attached cottage, in a delightful, tranquil setting
Description
Horsebrooks Farm is a stunningly situated family home at the top of a small hill in the heart of the Sussex countryside. Originally a sandstone hop barn, the building is thought to date back to the 15th century and became a dwelling over a century ago. It was bought by the current owners in the 90s who stripped it back to its frame to allow for the creation of a beautiful and versatile new house. The saltwater swimming pool and pool house/office were added in 2001. The house, attached cottage and pool are very well presented.
This Grade II listed property offers generous, interesting and characterful accommodation for a family, with the attractions of a beautiful and peaceful AONB countryside setting, plus secondary accommodation in the cottage and with delightful gardens and grounds overlooking fields, complete with a fabulous, tiled swimming pool and pool house, a large pond and woodland.
Situated on a quiet country lane, fine countryside views of the High Weald complete the scene outside, while inside there are numerous wonderful features, including mellow oak beams and uprights, and with finishes including flagstone and oak flooring, and oak internal doors and oak staircases. Much of the oak was sourced from the farm’s own woodland. Highlights include the sitting room, with its high ceiling, open fireplace and front to back double aspect, including fine views and doors out to the rear. The kitchen is hand-built with a traditional four oven Aga, walk-in larder and large bespoke maple island unit, with plenty of space for dining and a wide opening through to the study/playroom. Also, there is a family/garden room, approached through double doors from the sitting room, with its triple aspect and access out to the pool. This has a high sloping beamed ceiling under a catslide roof, oak flooring and an elegantly designed secondary staircase in oak, with a small minstrel’s gallery, which gives the room a contrasting period and contemporary feel.
The reception hall is more traditional in style, with its stone flooring, arched front and rear doors, open brick fireplace and wide main staircase, up to the first floor landing. The bedrooms and bathrooms upstairs are on two floors and are all very individual, light and spacious with a stunning principal suite on the first floor which can also incorporate a secondary bedroom as a nursey, dressing room, or private study.
The cottage overlooks the farm’s organic wildflower meadow and belongs to and forms part of the curtilage of the farmhouse. It provides useful additional accommodation and could be an office, annex for family or guests, or be let on attractive terms. The cottage comprises a sitting room, new kitchen with walk-in larder, contemporary bathroom and two bedrooms. A spacious unconverted top floor room provides access to the main house and could, subject to planning and listed building consent, become a third bedroom.
Outside, the mature gardens border onto the farm and comprise a formal lawn, with a variety of mature native trees and fruit trees, summerhouse, pool courtyard terrace and kitchen terrace leading to the delightful, enclosed vegetable garden, which is complete with raised beds, fruit cage, boxed rose garden and greenhouse. Less formal gardens lead around to the rear, where there are stunning views over the Weald. Beyond the heated swimming pool, there is a sizeable pond with rowing boat set within woodland, which along with the farmland surrounds, provides a haven for wildlife and fauna, including kingfishers, owls, early purple orchids and bluebells.
Location
Horsebrooks Farm is a farmstead located on the west side of Ludpit Lane, about 1 mile south of the village of Etchingham, East Sussex. Its origins can be traced back to the 15th century. The property lies within the boundaries of the High Weald Area of Outstanding Natural Beauty and is situated in the established hamlet of Willards Hill, a settlement of 9 dwellings. Horsebrooks Farm is a Grade II listed building, like most of the other dwellings in Willards Hill (one of which is Grade II*).
Etchingham has a church, primary school, village hall, post office and a mainline railway station with services running frequently to London Bridge (1 hour) and on to Waterloo and Charing Cross. On the door step of the station, there is a popular coffee shop/ bistro. The award-winning Eggs to Apples farm shop is 3 miles away.
Robertsbridge is another historic village with a mainline railway station 2 miles from Horsebrooks Farm. Here there is a vibrant village community with a cricket club and football club. There is also a local store and a bakery, as well as a doctor's surgery, vet, dentist and restaurants. Well reviewed local pubs include The White Dog Inn, Castle Inn and The Salehurst Halt.
The neighbouring pretty village of Burwash (approximately 3.2 miles to the west), well known for the National Trust Bateman's estate and its association with Rudyard Kipling, offers two further pubs, a church and a village store, plus a good selection of local shops and services including doctor's surgery.
Nearby major towns including Tunbridge Wells to the north (approximately 18 miles), the artistic seaside town of St Leonards to the south (approximately 13 miles) and historic Lewes (24 miles) with its castle and beautiful architecture. Smaller towns 6 miles away include Hawkhurst (with its boutiques, cinema and Waitrose) and Battle, famous as the 1066 site of the Battle of Hastings. Etchingham, Robertsbridge and Burwash are all easily accessible by foot thanks to the abundance of maintained public footpaths.
Secondary schools of note within the vicinity of East Sussex and Kent include Sevenoaks School, Tonbridge School, Mayfield Schools for Girls, Bedes at Lower Dicker, Battle Abbey and Eastbourne College. Preparatory Schools include Saint Ronan's at Hawkhurst and Vinehall School near Battle. Secondary state schools/academies nearby include Heathfield Community College, Claverham Community College in Battle and Uplands Academy in Wadhurst.
Tunbridge Wells, approximately 18 miles, offers an extensive range of shops from the specialist boutique shops on the historic Pantiles and the old High Street, to the out-of- town retail park with a multi-screen cinema, bowling alley and eateries. Tunbridge Wells is the only spa town in the south east of England, lying about 30 miles south of London, surrounded by countryside and known for its architecture, cultural, leisure and shopping attractions.
Horsebrooks Farm is approximately 15.6 miles from both Rye and East Sussex National Golf Clubs, about 19.5 miles from the South Downs National Park, the Blue Flag beach at Camber Sands and world-class opera at Glyndebourne, and about 29.3 miles from "the Amex" home of Premiership football club Brighton & Hove Albion.
All times and distances are approximate.
Square Footage: 4,543 sq ft
Additional Info
Deposit: £6,230.76 (5 weeks rent)
Holding Deposit: £1,038.46 (1 weeks rent)
Rent must be paid monthly in advance
Key features
6 Bedrooms
5 Bathrooms
Houses - Detached
Furnished or unfurnished, landlord is flexible
More features
Grade II listed property, Beautiful tranquil setting, Attached two bedroom cottage, Delightful gardens and grounds of three acres, Swimming pool with stylish pool house, Courtyard Terrace, EPC Rating = D,
More details
- Property type
- Houses - Detached
- Size
- 4,543 sq ft422 sq m
- Monthly price
- £4500
- Weekly price
- £1038
- Available from
- 6/17/2026
- Bedrooms
- 6
- Bathrooms
- 5
- Furnishing
- Furnished or unfurnished, landlord is flexible
Map
This listing is located at Willards Hill, Etchingham, East Sussex, TN19, Etchingham.