As A Whole Little Butlers, Church Road, Herstmonceux, BN27 1RJ

As A Whole guide price: £1,200,000 to 1,250,000 Also available in two separate lots • lot 1: A beautifully refurbished and redecorated detached period character 4/5 bedroomed Grade II listed country residence, present being sold with 0.5 of an acre of mature landscaped gardens.

• lot 2: A fabulous detached Sussex Barn for conversion with a further 1.75 acres, which will be an exciting building plot currently with planning permission in the process of being granted to convert the existing elegant old Sussex Barn into a fabulous detached 3 bedroomed residential character residence with two additional ground floor wings of approximately 1,800 square feet.

All of which will enjoy stunning rural views • please further note: Planning permission has also been granted for this detached character 5-bedroom period residence to be extended in part, as well as to having additional permissions to change some of internal room arrangements (wd/2024/2497/F).

The mentioned permission allows for the kitchen to be moved to the other end of the house and for a different second staircase arrangement, as well as for walls to be removed to allow for bi folding doors to be incorporated for views over the rear gardens.

• existing accommodation & attributes for the main house: • Impressive front reception dining hall with a handsome and imposing inglenook fireplace • Rear reception hall, also accessed from the rear garden, that has doors leading off to the existing kitchen and family reception room, as well as the dining hall • Sitting room also with a feature fireplace • Existing kitchen / breakfast room (with planning permission to be moved to the other end of the property, where there is presently the family reception room) • Utility room • Cloakroom • Family reception room (Where permission has been granted to create a new luxury kitchen / breakfast room) • Study • Second staircase leading to the principal suite (This second staircase would be removed under the new planning permission) • Main staircase from the reception dining hall leading to the first-floor accommodation • First floor landing • Bedroom two with ensuite dressing room / bedroom five (potential to create an ensuite bathroom) • Bedroom three • Bedroom four • Luxury family bathroom / shower room • Bedroom one principal suite with luxury ensuite shower room, accessed by the second staircase from the other end of the property • Driveway • Attractive mature cottage styled landscaped gardens to both the front and rear totalling 0.3 of an acre • Potential for a heritage style carport to be created to the rear (subject to planning) • Stunning rural views • main attributes for the detached sussex barn in the process of being granted planning permission for conversion into A three bedroom • An exciting Sussex Barn conversion development opportunity with 1.75 acres of land and stunning far reaching rural views • Full planning permission and listed building consent is in the process of being granted, following positive pre application meetings supporting the conversion of this beautiful detached Sussex Barn into an impressive 3 bedroom detached residential character dwelling (wd/2026/0081/lb) • The existing barn is still considered in generally good condition and currently used for storage, with no obvious signs of roof leaks etc • Located in a very desirable semi-rural setting with probably unrivalled breath taking far reaching panoramic rural views of the beautiful surrounding Sussex countryside and beyond to the South Downs National Park.

• The grounds of 1.75 acres are mainly level lawns, with an interesting woodland area that is also currently used for alfresco dining and entertaining and with viewing platforms to appreciate the marvellous sunsets • All weather tennis court • Existing bespoke unique airline themed Air BnB rental unit • Driveway and parking areas for several cars, with further ample space for a heritage car port / garage to be built (subject to planning) • The current planning design being agreed with Wealden Council is for two ground floor bedrooms and a third bedroom on a mezzanine floor • The planning will also allow for two additional ground floor wings, all of which when combined with the existing barns floor area will encapsulate a generous amount of open plan living within, to create a luxury barn conversion positioned in an idyllic setting • The accommodation design within the planning, in addition to the 3 double bedrooms, would provide for two ensuites, a further shower room, a large reception hall, an open plan lounge, an open plan dining room, an open plan living room, an open plan kitchen breakfast room and a utility room.

• Walking distance of Herstmonceux Castle and Herstmonceux village • Convenient driving distance to several mainline train stations, including Battle, Polegate and Stonegate • Quick sale available description: A very rare opportunity to purchase a small country estate comprising of a tastefully redecorated and enhanced detached 5 bedroomed period character cottage, set within its own private mature cottage gardens of 0.3 of an acre and also benefiting from recent planning permission to re arrange the existing layout if required (wd/2024/2497/F.

In addition to being able to purchase the Barn plot with the further 1.75 acres with the benefit of planning permission being granted to convert a detached period Sussex barn into a fabulous 3 bedroomed character residential dwelling enjoying stunning rural views.

(wd/2026/0081/lb) This existing main country property has naturally bright accommodation and well-proportioned rooms, to include 4/5 bedrooms, a reception dining hall to the front, a further rear reception hall, a sitting room, a family room (with planning permission to relocate a new luxury kitchen breakfast room), a study, a further existing kitchen breakfast room (which would become a new reception room under the new planning permission), a cloakroom and a utility room, all of which are to the ground floor.

To the first floor, this wonderful listed character period home has 5 bedrooms, as well as two landing, two staircases, a new luxury family bathroom / shower room, as well as a new ensuite luxury shower room to the principle bedroom one.

This character home is in beautiful tun key condition, yet with further potential to re arrange the existing accommodation if required.

The generous sized detached Sussex Barn is set beyond the main house with its further 1.75 acres and stunning rural views beyond, in addition to the all-weather tennis court and currently a high yielding Air BnB with an airline theme.

Situation: These highly desirable character country property and Sussex Barn for conversion are located off a quiet and lightly used country lane, positioned away from busy traffic and enjoying breath-taking rural views.

There are numerous country walks nearby, including to the famous Herstmonceux castle, as well as the Herstmonceux Observatory. The village of Herstmonceux is also within convenient walking distance.

The village of Herstmonceux has an impressive number of local amenities, including a Doctors surgery / health clinic, a popular and well-respected primary school, a pharmacy, a post office with mini supermarket, a popular pub called the Brewers Arms, a coffee shop, several other Artisan shops, and a long-established quality Indian restaurant.

More extensive shopping and leisure facilities can be found at the towns of Battle, Hailsham and Eastbourne.

London commuters can access within convenient driving distance a choice of mainline train stations, including, Battle, Polegate, Eastbourne and Stonegate, making this property’s location ideal for London buyers looking to relocate out of the city.

Educational requirements are well catered for within the general locality for all ages from both the private and state sectors, including Battel Abbey, Mayfield School for Girls, Bede’s and Eastbourne College to name but a few.

Accommodation for the main house: A charming redbrick pathway leads from the front pedestrian garden gate to an attractive and imposing character substantial sized wooden panelled door, which opens into this elegant property’s main reception dining hall.

Reception dining hall: Comprising of quarry tiled floors radiators, exposed character beamed ceiling, handsome inglenook fireplace with brick hearth and wall surrounds, metal hood over, window with pleasant aspect over the front cottage style gardens, staircase leading to the main first floor accommodation.

Old period wooden doors leading to an adjoining sitting room and a rear reception hall.

Sitting room: A double aspect room with a feature brick fireplace that has a quarry tiled hearth and a fitted wood burner, attractive beamed ceiling, radiators, paned windows with aspect to the front cottage gardens, further paned window with aspect to the side, wall lights, doorway to the rear reception hall and further double sized door leading to the large family reception room.

Family reception room: This generous sized room is currently double aspect and has windows and French doors which open out onto and having aspects to the rear gardens, further window with aspect to side, door to study, door to cupboards and a secondary staircase leading to the main principle bedroom one suite.

(please note wd/2024/2497/F: There is recent planning permission granted to alter this large reception room into a new luxury kitchen breakfast room to have an impressive open plan design, by removing the wall from the study and also removing the secondary staircase, to create a more impressive modern featured bi folding door with a very pleasing rear aspect over the property’s rear grounds.

Furthermore, the new staircase would lead up from the reception room to the principle suite. This would allow for the old existing kitchen to be removed and turned into another reception room).

Study: Approached from the family room and comprising of a fitted office with wooden desk / work area, fitted wooden shelving above, radiator, and paned window with aspect over the rear garden.

(please note: The study under the new planning permission would have its dividing wall taken away and its other wall will become part of the new kitchens bi folding exterior) rear reception hall: Comprising of quarry tiled floor, attractive exposed beamed ceiling, radiator, windows with aspect to the rear cottage gardens, doors leading off to the dining room and existing kitchen / breakfast room, as well as a further door leading to the outside rear porch.

Existing kitchen / breakfast room: A double aspect room and comprising of quarry tiled floors, attractive exposed beamed ceilings, modern range of Shaker style cupboard and base units with worktops over, tiled surrounds, fitted range, fitted gas hob, fitted oven, space for dishwasher, fitted breakfast bar, door to large walk-in larder, windows with aspects over the front and rear cottage gardens, door to utility room.

(please note: With the new planning permission recently granted, this kitchen can be removed and relocated to the other end of this character home where the large family reception room is located).

Utility room: Comprising of a worktop area with spaces under for appliances, window to side garden, door to cloakroom / downstairs shower room.

Cloakroom / shower room: Comprising of WC, wash basin, waterproof flooring, shower with heavy glazed side, radiator window.

First floor accommodation: Staircase from the main reception hall leading up to the first-floor landing.

First floor landing: Comprising of a galleried landing, exposed period beams, windows with aspect to the front cottage gardens, radiator, carpeted floors, and doors leading off to bedrooms 2,3 and 4, as well as to the refitted luxury family bathroom / shower room.

Bedroom three: A double sized and double aspect room with fitted wardrobe cupboards, radiator, attractive exposed period beams, paned windows with aspect to both the front and rear garden, which enjoy pleasant views over the gardens and countryside beyond.

Bedroom two: A double sized room that has an adjoining bedroom 5, that could be converted into a large ensuite shower room for bedroom two subject to planning.

Bedroom two also benefits from a feature fireplace, exposed period character beams, fitted wardrobe, radiator, window with charming aspect over the front cottage gardens, feature ceiling light, door to adjoining bedroom 5.

Bedroom five: A small double room, with a small crawl through door / hatch, with newly carpeted floors, fitted wardrobe cupboards, feature exposed character beams, radiator, window with aspect to side garden.

(please note: This room could be converted into a further ensuite bathroom / shower room subject to planning and listed building consent.

Bedroom four: A double sized room with beautiful exposed character beams to the walls, shabby chic attractive fitted wardrobes, radiator, newly carpeted floors, windows with aspect over the rear cottage gardens and rural views beyond.

Family bathroom / shower room: Having been recently refitted to provide a luxury suite comprising of a bath with cottage style wooden panelled sides, chrome mixer taps, glass side screen and further chrome shower system, tiled floors and walls, further cottage styled panelling to walls, chrome towel rail, radiator, airing cupboard, WC, wash basin, exposed feature beams, hatch to loft, paned windows with lovely view over the rear gardens and beyond to the countryside.

Second wing with further first floor accommodation: Currently accessed by a staircase leading from the far end of the family reception room to a landing area that has a door then leading to the principle bedroom one suite.

Bedroom one with ensuite shower room: A double sized and double aspect room with fitted wardrobe cupboards, ceiling light, radiator, windows with fabulous views over the rear gardens and beyond to the South Downs.

Door to ensuite newly fitted luxury shower room.

Ensuite luxury shower room for bedroom one: Comprising of a character feature pedestal wash basin with chrome taps, chrome heated towel rail, marble tiled floor to shower / wet room with heavy glazed side, shower control system, WC, window with stunning views over the rear gardens and beyond of the countryside.

Please note: The new planning permission allows for the staircase to be moved to the other end of the bedroom, thus allowing for the present landing area to become a dressing room for the bedroom one.

Wd/2024/2497/F outside: The property benefits from both front and rear gardens, that have been elegantly designed to embrace the of country house / cottage ambiance.

The gardens are believed to be circa 0.3 of an acre (To be verified).

Front garden: Comprising of a well maintained generous sized lawn encompassed by delightful flowers and shrubs, in addition to mature hedging and specimen tress, with a charming red brick path leading to the front entrance.

Rear gardens: Comprising of extensive lawn with a feature natural pond, mature hedging and flower borders, as well as a variety of shrubs and specimen trees.

Close to the rear of the house are sun terraces for alfresco dining. Far reaching attractive rural views.

Driveway: There is a driveway which runs past the left side of the property and leads behind to an area that can be turned into a location for a two bay car port (subject to planning) please note: The main driveway also continues further on, leading to an old Sussex barn with a further 1.75 acres and stunning rural views, already with planning permission to convert into a residential detached 3 bedroomed residence and is available by separate negotiation currently at a guide price of £500,000 to £550,000.

The main house is also available separately, currently with a guide price of £800,000 to £850,000. Please ask neville & neville for further details of the listing/S.

Furthermore, if there is a combined purchase for both the main house and the Barn plot with 1.75 acres, there is currently a combined price discount available, which is £1,200,000.

• An exciting Sussex Barn conversion development opportunity with 1.75 acres of land and stunning far reaching rural views • Full planning permission and listed building consent is in the process of being granted, following positive pre application meetings supporting the conversion of this beautiful detached Sussex Barn into an impressive 3 bedroom detached residential character dwelling (wd/2026/0081/lb) • The existing barn is still considered in generally good condition and currently used for storage, with no obvious signs of roof leaks etc • Located in a very desirable semi-rural setting with probably unrivalled breath taking far reaching panoramic rural views of the beautiful surrounding Sussex countryside and beyond to the South Downs National Park.

• The grounds of 1.75 acres are mainly level lawns, with an interesting woodland area that is also currently used for alfresco dining and entertaining and with viewing platforms to appreciate the marvellous sunsets • All weather tennis court • Existing bespoke unique airline themed Air BnB rental unit • Driveway and parking areas for several cars, with further ample space for a heritage car port / garage to be built (subject to planning) • The current planning design being agreed with Wealden Council is for two ground floor bedrooms and a third bedroom on a mezzanine floor • The planning will also allow for two additional ground floor wings, all of which when combined with the existing barns floor area will encapsulate a generous amount of open plan living within, to create a luxury barn conversion positioned in an idyllic setting • The accommodation design within the planning, in addition to the 3 double bedrooms, would provide for two ensuites, a further shower room, a large reception hall, a open plan lounge, a open plan dining room, a open plan living room, a open plan kitchen breakfast room and a utility room.

Description: In conjunction with purchasing this whole country estate including the main house, is the exciting rare development opportunity to purchase a very attractive Sussex Barn currently in the process of being granted full planning permission for residential conversion to have 3 bedrooms and two new addition wings to create a luxury character residential residence.

This is in addition to also benefitting from 1.75 acres of gardens and grounds that back onto open farmland and countryside and which enjoy probably unrivalled breath-taking stunning views all the way to the South Downs.

The main existing barn is still in generally good order and is currently used for storage and appears to also have a watertight roof.

Within the current design outside there is a generous parking area in front of the barn, in addition to the access driveway going beyond the barn and to a further parking area, which would allow for the erecting of a heritage style carport / garage subject to planning.

Internally the existing planning design for the conversion as shown in wd/2026/0081/lb proposes for two additional wings, all of which will then allow the accommodation to have the following: Ground floor: Reception hall: An impressive reception hall with double doors to the entrance and rear, which will have fabulous vaulted ceilings.

Open plan: Lounge open plan: Dining room open plan: Kitchen / breakfast room open plan: Living room utility room: Downstairs cloakroom / shower room Bedroom one: Double sized with an ensuite shower bathroom / shower room bedroom two: Double sized room with ensuite bathroom first floor accommodation: (mezzanine floor) bedroom three: A double sized bedroom associated rooms to ground floor: Currently in the design, one of the wings also has spaces shown for bike storage and bin storage outside: The barn benefits from 1.75 acres of grounds, predominately made up of grass lawns, also incorporating an all-weather tennis court, an airline themed holiday letting unit and a very pleasant wooded area used for alfresco dining and entertaining, with specifically designed seating areas to enjoy the stunning views and watch the glorious evening sunsets.

The driveway also goes beyond the main barn and towards the top left boundary, where there is extra parking and space for a heritage garage to be built, subject to planning.

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.