OIRO £1,600,000 Exclusive
  • QUIET RURAL LOCATION
  • APPROXIMATE 2.7 ACRES
  • SEPARATE ANNEXE WITH RESIDENTIAL PLANNING PERMISSION
  • SUPERB VIEWS
  • LEISURE COMPLEX WITH SWIMMING POOL
  • SHEPHERD'S HUT

Charles Wycherley Independent Estate Agents are delighted to present Harbens Farm to the market. This is a remarkable and unique property with so many assets. Mill Lane is a little used quiet country lane running from the east of Laughton to Ripe and the property affords magnificent views due south over fields to the South Downs. On a private drive with automatic gate, only shared with Cliffe Equine, the house has an attractive semi-circular driveway to its garage and annexe. The house has a spacious panelled reception hall with galleried landing leading to 5 double bedrooms, the main bedroom having an ensuite bathroom, a shower in bedroom room 4 and additionally a family bathroom. The ground floor has a 28'7 x 17'3 (8.71m x 5.26m) sitting room with view to the garden, family/TV room and study along with a 27' x 16'7 (8.23m x 5.05m) kitchen/family room leading to a utility and cloakroom. There is a magnificent 35' x 17' (10.67m x 5.18m) indoor swimming pool attached to the house with several doors opening to the garden, along with shower, toilet, sauna and gymnasium area off the pool section. The property has 2.7 acres of land with a walled south facing garden, large garden outbuilding, outdoor hot tub and area overlooking open fields. There is a large paddock with a shepherds hut which is let all year round as an Airbnb, along with a shower and toilet block. There is a 2-storey potential 2 bedroom annex with planning permission for either a dependent or separate let and a double garage with a new roller door to be fitted. The property has oil fired central heating, double glazed windows and a high quality kitchen.

Laughton is a popular and attractive village just 6 miles from Lewes and just over 2 miles to Ringmer and the A22 in the other direction. There is a community run village shop and Post Office; an excellent pub, The Roebuck; a successful primary school close to the church and cricket club. The location of the house is quiet and stunning with far-reaching views and next to an Equine Centre, of interest perhaps to children and adults alike. Lewes is some 6 miles via the B2124, and offers an excellent range of shopping facilities with independent shops and 3 superstores, along with many historical attractions, cafes, restaurants and public houses and the Depot Cinema. Lewes mainline Railway Station connects to Brighton, Eastbourne and London (Victoria 65 mins & London Bridge 90 mins).

FIRST FLOOR

GALLERIED LANDING
19'8 x 18'8 (5.99m x 5.69m) overlooking the superb reception hall. Double glazed window looking east. Panelled walls. Exposed oak balustrade. 2 Double radiators. Recessed spotlights and drop chandelier with further spotlighting. Airing cupboard with slatted shelves.

PRINCIPAL BEDROOM 1
20'2 x 17'7 (6.15m x 5.36m). Double aspect room with uPVC double glazed window overlooking the walled garden and South Downs beyond and 2 further double glazed windows looking east over the paddock with woodland beyond. Plantation wooden shutters. Recently fitted range of superb wardrobe cupboards with hanging rails and shelves. Dressing table area. Fitted top with drawers under. 2 Double radiators. Wood panelled doors to landing and to:-

ENSUITE SHOWER/BATHROOM
12'9 x 8' (3.89m x 2.44m). uPVC double glazed frosted window. Wood panelled jacuzzi bath with mixer taps and shower attachment, tiled walls and surround. Shower cubicle with Triton shower and tray. White suite of low level w.c. and pedestal wash basin. Heated ladder towel rail. Double radiator. Inset mirror. Shaver point. Spotlights. Tiled floor.

BEDROOM 2
15'7 x 13'4 (4.75m x 4.06m). uPVC double glazed window overlooking the swimming pool complex to open fields and the South Downs beyond. Double radiator. Recessed spotlights.

BEDROOM 3
15'7 x 12'9 (4.75m x 3.89m). uPVC double glazed window overlooking the swimming pool complex to open fields and the South Downs beyond. Double radiator. Recessed spotlights

SEPARATE W.C.
uPVC double glazed window. Low level w.c. Contemporary wash basin with mixer taps. Shelved cupboard. Chrome heated towel rail. Recessed spotlights. Half tiled walls.

FAMILY BATHROOM
9' x 6'7 (2.74m x 2.01m). uPVC double glazed frosted window with plantation wooden shutters. White suite of corner bath and pedestal wash basin. Heated ‘ladder' towel rail. Tiled walls. Shaver point.

BEDROOM 4
13'3 x 12'6 (4.04m x 3.81m). uPVC double glazed window looking west. Shower cubicle with Triton shower and shower tray. Pedestal wash basin. Fitted single wardrobe with hanging rail and shelves. Double radiator.

BEDROOM 5
16' x 13'4 (4.88m x 4.06m). uPVC double glazed window looking east over the paddock. Plantation wooden shutters. 2 Fitted single wardrobe cupboards with hanging rails and shelves. Fitted shelves.

GROUND FLOOR

ENTRANCE PORCH
uPVC double glazed entrance door with double glazed panels. Tiled floor. Exposed brick walls. Oak glazed door and side panels to:-

RECEPTION HALL
18'9 x 18'5 (5.72m x 5.61m). Oak staircase to galleried landing. Oak flooring. Panelled walls. 2 Double radiators. Thermostat.

SITTING ROOM
28'7 x 17'3 (8.71m x 5.26m). Triple aspect room with uPVC double glazed windows to front garden, east walled garden and double glazed patio doors facing south. Plantation wooden shutters. Further fourth aspect to swimming pool. 3 Double radiators. Painted wood panelled walls. Open brick fireplace with slate tiles, wood mantle and potential for a wood-burner. 5 Stainless steel wall lights. TV point.

FAMILY/TV ROOM
13'5 x 15'6 (4.09m x 4.72m). uPVC double glazed sliding doors to swimming pool. TV point. 5 Contemporary wall lights. Oak flooring.

STUDY
15'3 x 12'6 (4.65m x 3.81m). uPVC double glazed patio door to swimming pool. Full wall of glazed doors for bookshelves. Top with base cupboards under. Oak flooring. Panelled wall. Double radiator. Dimmer switch,

CLOAKROOM
uPVC double glazed frosted window. Modern white suite of low level w.c. Rocca wash basin with mixer tap. Half tiled walls. Tiled floor.

KITCHEN/BREAKFAST ROOM
27' x 16'7 (8.23m x 5.05m). uPVC double glazed sliding doors to front garden and 2 uPVC double glazed windows to front driveway. Fitted kitchen with stainless steel sink unit with mixer tap and single drainer. Further draining vegetable sink with worktops, drawers and cupboards under. Space for dishwasher. De Longhi stainless steel range with 5 rings and large oven. Stainless steel extractor hood/light over. Worktop with drawers and cupboards under. Fitted Hotpoint microwave with tops to either side, drawers and cupboards under. Central island unit. Smeg stainless steel hot plate and warmer with wine fridge and rack, drawers and cupboard under. Further stainless steel extractor hood. Fitted display shelves and further drawers to other side. Oak flooring. Wood panelled ceiling with spotlighting. Dimmer switch. Space for and plumbing for American style fridge/freezer.

UTILITY ROOM
12'7 x 10'4 (3.84m x 3.15m). uPVC double glazed window and door to car parking area. Stainless steel sink unit with single drainer and mixer tap. Worktop with space for washing machine and tumble dryer under. Coats hanging space. Double radiator. Broom cupboard. Wall cupboards. Half tiled walls. Electric fuse box and electronic programmer.

SWIMMING POOL COMPLEX
47'2 x 27'6 (14.38m x 8.38m). Swimming Pool 35' x 17' (10.67m x 5.18m) . Steel frame construction with 2 sets of double doors and full glazing to east and with full uPVC glazing to south. uPVC double glazed doors to Gym Area 28'7 x 11'4 (8.71m x 3.45m) glazed ceiling. Sauna Room 18'3 x 11'2 (5.56m x 3.40m) with Bar area with outside power points and radio system. Glazed sliding door to Shower Room with low level w.c. and contemporary basin and independent shower with floor drain. Inner Hallway with uPVC double glazed door to car port. Plant Room with oil fired boiler and pump.

OUTSIDE

GARDENS AND GROUNDS
The property is approached from Mill Lane via automatic double gates and a long tarmacadam driveway, shared with Cliffe Equine Veterinary Practice. Harbens Farm is approached via a half-circular drive with ample parking and access to the car port and double garage. There is rustic fencing to the driveway and front lawn with apple trees and glorious Oak tree, functioning a hammock. There is an attractive front entrance area with raised vegetable plots and path to entrance porch and walled garden. Garden Room 14' x 12' (4.27m x 3.66m) with glazed ceiling and triple aspect N.B. This could be converted to a home office.

CAR PORT
20'3 x 12'3 (6.17m x 3.73m). Glazed ceiling. Outside light. Door to swimming pool, utility room and boiler room.

DOUBLE GARAGE
36' x 15' (10.97m x 4.57m) with electric advanced security roller door. Windows to driveway. Power and lighting. Hatch to roof space.

Private south and east facing walled garden approached from front, house and pool area, laid to lawn with shrubs and ornamental tree borders. A gate leads to a private rear section beyond with large seating and barbeque area. Outside lighting and power for a hot tub and entertainment. Superb views over open farmland to the south with hedge screen, fencing and access to:-

SHEPHERD'S HUT
9'10 x 6'6 (3.00m x 2.00m). Superb accommodation, regularly let for short stays. Direct view to open fields and garden area. Kitchenette with sink unit and cooking facilities. Separate Toilet/Shower Block.

ANNEXE
36'9 x 18'7 (11.20m x 5.66m). 2 Rooms to ground floor with full planning permission for 2 bedroom accommodation. Windows to south, east and west. Stairs to first floor 37' x 9'9 (11.28m x 2.97m). Triple aspect with windows east, south and north and Velux window. Further room to ‘L' shape 17' x 11'6 (5.18m x 3.51m) which can be adjoined. Ideal as a ‘granny annexe' or extensive home office.

PADDOCK
To the east of the property there is a fully fenced 2 acre paddock with a separate entrance and easy grass driveway for separate access to the Shepherd's Hut.











Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Floor Plan
EER Chart

The Energy-Efficiency Rating is a measure of a home's overall efficiency. The higher the rating, the more energy-efficient the home is, and the lower the fuel bills are likely to be.


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