Kingsdown Farm, Burwash Common, Etchingham, TN19 7NE

Guide price: £2,250,000 • Detached substantial sized 6 bedroom & 4 bathroom Grade II listed country house extending to 3,687 sq ft with a separate 2 bedroom annexe • 13.9 acres (tbv) of grazing meadows as well as beautifully maintained landscaped gardens • Stunning far reaching panoramic views of the adjoining countryside as far as the eye can see • Detached 1,875 sq ft character barn perfect for family functions and with excellent potential to convert into holiday letting accommodation or home office (subject to planning permission) • Luxury two bedroom separate annexe • Heated swimming pool • All-weather tennis court • Beautifully presented kitchen/breakfast room with large island, electric Aga and garden views Wealth of period features including exposed beams, inglenook fireplace, timber doors and character detailing • Multiple reception rooms including dining room, living room, family room and study • Principal bedroom suite with fitted wardrobes and spacious en suite bathroom • Beautifully maintained gardens with lawns, terraces, mature planting and countryside views • Generous driveway parking, substantial outbuildings and peaceful rural setting near Stonegate and Etchingham station for London commuters location: Situated a third of a mile off Heathfield Road in Burwash Common, the property enjoys a peaceful rural setting between Burwash and Etchingham, surrounded by attractive East Sussex countryside.

The nearby villages of Burwash, Etchingham and Ticehurst provide a range of local amenities, with a broader selection of shops, cafés, restaurants and everyday facilities available in Heathfield, Wadhurst and Tunbridge Wells.

For London commuters, Stonegate or Etchingham station are the most convenient nearby rail link, with services on the Hastings line to London Charing Cross, with journey times typically around 1 hour 15–20 minutes.

Robertsbridge stations also provide further options on the same line, with connections towards London Bridge, Waterloo East and Charing Cross.

The area is well served by schooling in both the state and independent sectors.

Local primary options include Burwash Church of England Primary School in Burwash, while secondary options include Heathfield Community College and Uplands Academy in Wadhurst, both educating pupils aged 11–18.

Independent schools within reach include Marlborough House Vinehall near Robertsbridge, Battle Abbey School and Mayfield School for girls.

Kitchen/breakfast room: A beautifully presented and generously proportioned kitchen/breakfast room, enjoying excellent natural light from a series of large multi-pane windows and French doors opening to the garden.

The room is centred around a substantial fitted island with dark stone worktops, inset sink, integrated appliances, extensive storage and a sociable breakfast/preparation area.

The kitchen is fitted with a comprehensive range of painted shaker-style wall and base units, complemented by dark work surfaces, integrated double ovens, microwave, dishwasher, wine cooler and a large American-style fridge freezer.

An electric Aga which can be regulated unlike traditional oil ones.

The aga is set within a feature recess provides a charming focal point, with additional fitted cabinetry and display shelving enhancing both practicality and character.

There is ample space for a large dining table and chairs, creating an excellent everyday family and entertaining space.

Further features include polished timber flooring, pendant lighting, recessed ceiling spotlights, built-in window seating, bespoke shelving and attractive views over the surrounding garden and countryside beyond.

Dining room: A wonderfully characterful dining room, rich in period charm and traditional detailing.

The room is arranged around a substantial dining table, creating an atmospheric formal entertaining space, with exposed ceiling beams, timber flooring and an impressive open fireplace set beneath a heavy timber bressummer with stone surrounds.

Further character features include exposed brickwork, timber doors, wall-mounted tapestries, candle sconces and a central chandelier, all contributing to the room’s warm and historic feel.

A multi-pane window provides natural light and an outlook to the garden, while the room also offers excellent flow to the adjoining reception spaces, making it ideal for both family dining and larger-scale entertaining.

Living room: A beautifully atmospheric living room, full of period character and charm, with exposed wall and ceiling timbers, a substantial inglenook-style fireplace and a wood-burning stove set on a stone hearth beneath a heavy timber bressummer.

The room offers generous proportions for both formal and relaxed seating, with a large multi-pane window drawing in natural light and framing views towards the garden.

Further features include wall-mounted lighting, neutral carpeting, patterned curtains and attractive timber detailing throughout, creating a warm and inviting reception space.

An open connection through to the adjoining reception area enhances the sense of flow, while the impressive fireplace and exposed beams provide a striking focal point, making this an ideal room for family living, entertaining and cosy evenings by the fire.

Family room: A bright and generously proportioned family room, offering a relaxed and highly comfortable secondary reception space.

The room is particularly well-lit by an extensive range of multi-pane windows wrapping around the room and overlooking the gardens, with a vaulted ceiling enhancing the overall sense of space and light.

There is ample room for multiple sofas and occasional furniture, creating an ideal setting for informal family living, reading or television.

Further features include neutral carpeting, a large decorative rug, picture lighting, wall-mounted artwork and a fitted media unit, all contributing to a warm and welcoming atmosphere.

The room provides excellent flexibility as a family sitting room, playroom or informal entertaining space, with its attractive garden outlook and impressive natural light making it a particularly inviting part of the house.

Study: A charming and highly characterful study, offering a comfortable and atmospheric workspace with an abundance of exposed ceiling and wall timbers.

The room enjoys excellent natural light from multiple multi-pane windows overlooking the garden, creating a calm and inviting setting for home working or quiet reading.

There is ample space for a desk, occasional seating and freestanding furniture, with the current arrangement including a writing desk, leather sofa and additional storage pieces.

Further features include neutral carpeting, wall-mounted lighting, traditional timber detailing, fitted radiator and a warm country-house feel throughout.

Principal bedroom: A spacious and well-presented principal bedroom, enjoying excellent natural light from multiple multi-pane windows and offering attractive views towards the surrounding gardens.

The room is generously proportioned, with ample space for a large bed, bedside furniture, occasional seating and freestanding bedroom pieces.

A comprehensive range of fitted wardrobes provides extensive storage, while the room also benefits from neutral carpeting, recessed ceiling lighting, radiators and soft decorative tones throughout.

Further space is provided for a dressing table or writing desk, creating a comfortable and highly practical principal suite.

En-suite: A spacious and well-presented en suite bathroom, fitted with a panelled bath, separate glazed shower enclosure, WC and vanity wash hand basin with storage beneath.

The room is finished with large-format neutral tiling to the walls and floor, creating a smart and understated feel.

The separate shower enclosure is generously sized and fitted with chrome fixtures, while the vanity unit and large wall-mounted mirror provide useful storage and a practical dressing area.

Additional features include recessed ceiling spotlights, glass display shelving and a heated towel rail.

Bedroom 2: A characterful and well-proportioned bedroom, featuring a wealth of exposed ceiling and wall timbers which create a warm and traditional feel.

The room is currently arranged with twin beds, while still offering space for additional freestanding furniture, a desk or reading area.

A large multi-pane window provides good natural light and an outlook over the gardens, with a radiator positioned beneath.

Further features include fitted shelving, neutral wall tones, blue carpeting and a decorative rug, adding to the room’s comfortable and inviting atmosphere.

En-suite: A well-appointed en suite bathroom, combining contemporary fittings with attractive period character.

The room features a panelled bath with glazed shower screen and shower over, a pedestal wash hand basin, WC and large wall-mounted mirror.

The bathroom is finished with white tiling, a decorative border detail and warm painted walls, creating a bright and practical feel.

Exposed ceiling and wall timbers add considerable charm, while recessed lighting and a window provide good levels of light.

Bedroom 3: A charming and well-proportioned bedroom, showcasing a wealth of exposed ceiling and wall timbers which give the room a strong sense of period character.

The space is comfortably arranged around a double bed, with ample room for bedside tables, chests of drawers and additional freestanding furniture.

A multi-pane window provides good natural light and an outlook over the garden, while the room also benefits from neutral carpeting, fitted lighting and soft wall tones.

Built-in timber cupboards provide useful storage, and fitted shelving offers further display or book storage.

Bedroom 4: A particularly charming and characterful bedroom, featuring exposed ceiling beams and wall timbers which create a warm period feel.

The room is comfortably arranged around a double bed, with space for bedside tables, chests of drawers and additional freestanding furniture.

A pair of multi-pane windows provide good natural light and pleasant outlooks over the surrounding greenery, while neutral carpeting and soft wall tones enhance the calm, restful atmosphere.

The bedroom also benefits from traditional timber detailing, radiator heating and attractive proportions.

With its combination of historic character, garden views and comfortable accommodation, the room would serve beautifully as a guest bedroom or additional family bedroom.

Family bathroom: A well-presented family bathroom, combining practical modern fittings with charming period detail.

The room is fitted with a panelled bath with glazed shower screen and shower over, WC and wash hand basin, with white wall tiling and a contrasting blue border detail.

Exposed wall timbers add character and warmth, while a multi-pane window provides natural light and ventilation.

Further features include built-in shelving, neutral flooring and traditional timber detailing, creating a comfortable and functional bathroom space.

Bedroom 5: A beautifully characterful bedroom, set beneath a striking vaulted ceiling with exposed roof timbers and wall beams.

The room is comfortably arranged around a double bed, with space for bedside tables, occasional seating and additional freestanding furniture.

A multi-pane window provides natural light and a pleasant outlook over the surrounding greenery, while the soft neutral carpeting and simple decorative tones create a calm and restful feel.

The exposed timber frame gives the room a particularly warm and historic atmosphere.

Bedroom 6: A charming and highly atmospheric bedroom, set beneath a dramatic vaulted ceiling with exposed roof timbers and cross beams.

The room is currently arranged with twin beds, making excellent use of the characterful roof space while still providing room for a bedside table and additional freestanding furniture.

A rooflight draws in natural light and enhances the sense of space, while the exposed timber frame and soft neutral décor create a warm and inviting feel.

Further features include neutral carpeting, painted plaster walls and a traditional rug, all adding to the room’s comfortable country-house character.

Family bathroom: A characterful family bathroom, combining practical fittings with attractive period detailing.

The room is fitted with a panelled bath with tiled surround, WC and wash hand basin, with exposed roof timbers adding warmth and charm.

The bathroom sits beneath a sloping ceiling, creating a cosy and traditional feel, while neutral wall finishes and light flooring keep the room bright and understated.

Further features include a radiator, wall-mounted towel rail, fitted storage cupboard and decorative wall tiling around the bath area.

Annexe/outbuilding Kitchen/dining/living room: A bright and contemporary open-plan kitchen, dining and living room, arranged over split levels and offering a highly flexible space for everyday living and entertaining.

The room enjoys excellent natural light from large windows and features a striking vaulted ceiling with exposed timber detailing, creating an impressive sense of height and volume.

The kitchen area is fitted with a range of modern gloss-fronted wall and base units, complemented by granite work surfaces and integrated appliances including an oven, hob, extractor, microwave and dishwasher.

There is space for a dining table and chairs, positioned conveniently beside the kitchen, making the layout well suited to informal meals and socialising.

A generous sitting area provides ample room for sofas, media furniture and occasional pieces, with timber flooring, recessed lighting and a large picture window enhancing the overall sense of light and space.

A timber staircase leads to the upper level, with useful built-in storage beneath, while the open-plan arrangement creates a practical and sociable living environment.

Bedroom 1: A well-presented and comfortable bedroom, offering space for a double bed, bedside furniture and a dedicated desk area.

The room is finished in soft, warm tones with neutral carpeting, creating a calm and practical sleeping space.

A window provides natural light and a pleasant outlook, while the fitted desk area and wall-mounted shelving offer excellent flexibility for home working, study or additional storage.

Further features include recessed ceiling lighting, radiator heating and timber detailing.

Bedroom 2: A comfortable and neatly presented bedroom, offering space for a double bed, bedside furniture and additional storage.

The room is finished in soft neutral tones, with recessed ceiling lighting and a warm, calm atmosphere throughout.

A window provides natural light and a pleasant outlook, while fitted shelving offers useful display or storage space.

The room also benefits from mirrored fitted wardrobes, helping to maximise storage while enhancing the sense of light and space.

Shower room: A well-appointed shower room, finished with attractive natural stone-style tiling to the walls and floor.

The room is fitted with a panelled bath with glazed shower screen and shower over, WC and a contemporary bowl-style wash hand basin set on a timber vanity unit.

A chrome heated towel rail adds both practicality and comfort, while recessed ceiling lighting and the neutral tiled finish create a bright, clean and modern feel.

Compact yet well arranged, this shower room provides a smart and functional facility serving the adjoining accommodation.

Garden/outside area: The property is set within beautifully maintained grounds, approached via a generous driveway providing extensive parking and access to a substantial detached barn/garaging.

The house presents an attractive traditional façade, with tile-hung and brick elevations, a tiled roof and mature planting framing the approach.

The gardens are a particular feature, arranged with expansive areas of lawn, shaped hedging, established trees and well-stocked borders, creating a wonderful sense of privacy and seclusion.

Formal pathways, wrought-iron gates and clipped topiary lead through the grounds, while terraces provide ideal areas for outdoor dining and entertaining.

To the rear, the gardens open out to far-reaching countryside views, with gently sloping lawns, mature woodland edges and a natural pond creating a tranquil rural setting.

A heated outdoor swimming pool with surrounding paved terrace further enhances the lifestyle offering, while a fenced tennis court provides excellent recreational facilities.

The wider outside space has a highly picturesque country-house feel, combining formal gardens, open lawns, mature trees, water features and practical outbuildings, all set within an idyllic rural environment.

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.