Theale Farm, Lyons Road, Horsham, RH13 0QT

Theale Farm comprises an historic Sussex rural gem that is offered for sale for the first time in over 60 years.

At the heart of the farm which extends to over 29 acres is the handsome Grade II Listed farmhouse which offers lovely family accommodation, full of character and period features that is spread over three floors and extends overall to c.

3,988 sqft (370.54 sqm) internal and is set in enchanting gardens and grounds which include an extensive range of adaptable traditional outbuildings.

In addition, there is excellent secondary accommodation at Cart Lodge, created approximately 25 years ago as a high-quality conversion/part rebuild extending to c.

2,076 sqft (193 sqm), plus the extensive outbuildings with income from letting options and other potential (subject to planning).

The farmhouse is believed to be of Elizabethan origin with later additions and alterations and includes mellow external elevations of a mixture of brick and stone, painted weatherboarding to the principal elevation and with part exposed oak framing to the rear and under a primarily clay tiled roof.

The farm occupies a fine rural setting approached by a long tarmacadam entrance drive bordering neighbouring farmland and thence leading through the home pasture to the gravelled drive with spurs off to the rear of the outbuildings and secondary accommodation and terminating at the tile hung traditional granary.

A gated path between a pretty stone wall bordered by colouful and scented shrubs and a sweet chestnut tree opens up to the front lawn and path to the front porch with columns and panelled front door with scented, climbing wisteria to one side.

The house includes many period features including exposed beams and stone flooring to parts as well as fireplaces to the reception rooms.

The good size drawing room and dining room are both double aspect with a pretty outlook over the garden and connect to the rear and inner hall with cloakroom off and concealed trap to the disused cellar.

To one corner is a cosy snug/study also with wood burning stove and old copper washer to one corner.

From the inner hall, the triple aspect kitchen/breakfast room is part divided by the old chimney breast with old bread oven, blue 4-oven oil-fired Aga and range of fitted kitchen units to one side and dining area to the other side.

Doors lead to the outside and rear porch and utility room as well as to the rear staircase.

From the entrance hall, the main staircase rises to the first-floor landing leading to the double aspect principal bedroom suite with lovely outlook over the garden and beyond and including a range of fitted wardrobes, separate walk-in dressing room and ensuite bathroom.

To the other side of the front of the house is bedroom 2 and the family bathroom and two further double bedrooms complete the first floor, each with fitted cupboards and pretty outlook over the farm and beyond.

The second floor includes a walk-through studio/storage area with a range of eaves cupboards and bathroom off and thence a through dressing room/occasional double bedroom leading to double bedroom 5 with vaulted roof with exposed timbers, range of fitted cupboards and fine outlook over neighbouring countryside.

The gardens and grounds to the farmhouse are a real delight divided into different parts with formal lawns and part walled garden adjoining the pretty pond and with a range of traditional garden outhouses.

These include a potting shed, workshop, kennel, log store and apple store plus a productive kitchen garden to the rear of the house.

Beyond this a nuttery area and orchard including a diverse range of traditional varieties.

Cart Lodge nestles at the edge of the drive, the pond and the old Sussex barn and granary and offers excellent ancillary accommodation formed by the conversion and redevelopment of a range of traditional and new buildings dating from c.

2000.

The attractive elevations including a mixture of brick and stonework, part tile hanging and part weatherboarding under primarily clay tile pitched roofs including conservation roof lights and with pretty outlook over the courtyard garden, the adjacent pond and neighbouring farmland.

Approached through a double aspect entrance hall/sun-room with French doors overlooking the garden, doors lead to the living room with part exposed beams, fireplace with lpg fitted fire with side study with door to the outside.

The double aspect kitchen/breakfast room includes a good quality range of oak fitted units with granite worktop surfaces, oil-fired Aga with electric side oven, integrated fridge and freezer with rear hall/utility area and further door to the outside.

From the sun-room, steps lead down to the lower hall overlooking the courtyard garden area with doors off to a cloakroom and two double ensuite bedrooms each with fitted wardrobes.

Outside, there is the oak framed garden room with lovely outlook and adjacent workshop to one side.

Part attached to Cart Lodge is a traditional 4-bay Sussex Barn with oak weatherboarded elevations under a tiled roof with open double height space perfect for storage and entertaining and with cloakroom to one side.

To the West of this is a single storey stone, brick and slate roofed range of internal stable stalls with groom's tack/mess room with old fireplace to one side.

Attached to this is a second Sussex Barn also weatherboarded and tiled and offering good additional storage space with mezzanine to part and cloakroom and with planning permission for commercial use.

To the rear of this barn is the let Old Dairy comprising primarily open plan office accommodation with cloakroom, plus parking to the side.

Adjacent to this a small old open byre with workshop to the end and a one-bedroom static caravan.

The land includes the home fields/pasture platt to the front/South-West of the farmhouse comprising open grazed pasture with cattle grids to the drives.

The principal block of pasture land is accessed to the North-East of the farmhouse passing through the old orchard and crossing the bridge over the River Arun.

This larger land area includes three attractive pasture fields with long river frontage of c.

1 km and a fourth field on higher ground to the North-East side with small area of mixed broadleaf and bluebell woodland copse.

The farm includes the core farmstead and home pastures and orchards extending to in excess of 5 acres and then with the river meadows and pasture to the North extending to just over 24 acres giving a total acreage of approximately 29.12 acres (11.78 Ha).

The farm includes the core farmstead and home pastures and orchards extending to in excess of 5 acres and then with the river meadows and pasture to the North extending to just over 24 acres giving a total acreage of approximately 29.12 acres (11.78 Ha).

Theale Farm occupies a fine rural location to the North of Lyons Road which connects the A264 and Slinfold village within 1 mile with the A29 further to the West.

Slinfold includes a good range of local facilities including community village store, the Red Lyon pub, St.

Peter's Parish Church and the Church of England aided Primary School, cricket and sports ground.

More extensive shopping can be found at Broadbridge Heath located off the A24 within 3 miles with superstore shopping or within the old market town of Horsham, approximately 4.25 miles, with its excellent range of shops, trades, restaurants and entertainment and business facilities as well as mainline railway station with services to London Victoria and London Bridge.

Guildford is approximately 18.7 miles to the North and Gatwick Airport c. 17.5 miles.

The cosmopolitan coastal city of Brighton and the historic city of Chichester are both within 27 miles, whilst the coast is approximately 21 miles and London is c. 41 miles.

Sporting & Recreation Racing at Goodwood, Fontwell, Brighton, Plumpton & Lingfield. Golf at West Sussex Golf Club, Pulborough and at Horsham, Mannings Heath, Midhurst & Albourne.

Equestrian events at Pulborough, Henfield, Pyecombe & Hickstead. Sailing at Chichester, Shoreham-by-Sea & Brighton Marina. Theatre at Horsham, Guildford, Brighton & Chichester.

World-Renowned Motoring Events at Goodwood.

There is a good range of both state and independent schools for all age groups in the area including Hurstpierpoint, Seaford & Brighton Colleges, plus Cranleigh, Farlington, Windlesham House, Dorset House, Westbourne House, Cottesmore, Penthorpe & Great Ballard Schools and with many offering school bus routes.

Public footpaths and a public bridleway are directly accessible from the farm and including linking via the village lanes to the Downs Link long distance trail.