OIEO £1,250,000 Under Offer

Charles Wycherley Independent Estate Agents are delighted to present this stunning Grade II listed detached 17th century period house, older in parts than 17th century and certainly one of the oldest in Ringmer, to the market. The property has immense character with a double fireplace in the large sitting room with attractive central oak staircase and magnificent exposed beams. There is an ‘L' shaped kitchen/dining room with pantry, a study and ground floor cloakroom and shower room supplementing the north-west wing accommodation. Unusually, the house has 3 staircases and thus there are 2 adjoining large master rooms which can be separated if required, with a superb family bathroom and a third double room to the original house. The house has been sympathetically extended and has 2 separate west wing bedrooms giving, if required, independence. The gardens are south and west facing and have magnificent views over countryside, with separate seating areas and large driveway leading to the detached double garage/workshop and huge 42' (12.8m) barn, easily converted to a studio/home office. The property has gas central heating and double glazed windows in parts of the property.

Norlington Lane is a most attractive country lane running north into open countryside from the centre of the village. Holly Tree Cottage has a picturesque vista along this quiet lane and across farmland and open fields to the front and rear. The village is easily walkable, only ½ mile to the village green and Ringmer's excellent parade of shops just beyond. These include a butchers, bakery, Morrisons supermarket with Post Office, pharmacy, off-licence, pet store, veterinary and doctors surgeries. There is also a café, restaurant, takeaway establishments, hair and beautician salons and excellent primary and secondary schools within the village. Lewes, the county town of East Sussex, is just 3 miles with its historic centre of many period buildings and attractions, offers further shopping facilities with 3 superstores and an abundance of independent shops, cafes and restaurants. The award winning Depot Cinema sits alongside the mainline Railway Station with connections to Brighton (20 mins), London Victoria 65 mins) and London Bridge (90 mins).



Stairs to kitchen with painted wood balustrade. Exposed wall beam with brackets. Wall light. Cupboard with electric fuse box and meter. Original oak door to master bedroom.

10' x 8'8 (3.05m x 2.64m). Casement window looking to side and front driveway. Modern roll-top bath with clawed feet, mixer tap and shower attachment. Wash basin with counter top and bracketed wood cupboards under. Low level w.c. Wall light and recessed spotlighting. Further storage cupboard. Immersion heater. Airing cupboard. Wall beam. Double radiator.

South Room/Bedroom 2: 14'7 x 9' (4.45m x 2.74m). Double glazed window with superb easterly view across open fields. Exposed wall beams and arched doorway to landing. Radiator. Wall light. Oak arch to:-
Main Bedroom: 14'7 x 14'2 (4.45m x 4.32m). Double aspect room with double glazed casement window and views to the front garden and to open countryside over the rear garden. Barn-style ceiling with exposed wood rafters. Exposed ceiling beams and uprights to rear wall. Feature cast iron fireplace with tile inset and wood mantel. Deep wardrobe cupboard with hanging rail and cupboard over. Double radiator. Hatch to insulated roof space. Oak door to central landing. N.B. The arch between these 2 rooms could be closed to make separate bedrooms approached from separate staircases.

Winding oak stairs to main reception room.

14'7 x 11'4 max (4.45m x 3.45m). Double glazed casement window looking east to open countryside. Original exposed oak beams including arched feature. Hatch to further insulated roof space. Double radiator. Deep eaves storage cupboard and further eaves cupboard. Latch door.


Double glazed window to driveway and south facing aspect to countryside. Stairs to ground floor rear hallway.

14'5 x 9'6 (4.39m x 2.90m). Double glazed casement window looking to trees and fields. Exposed oak wall beam and arch beams. Hatch to insulated roof space. Double radiator with thermostat. Oak wood flooring. Latch door.

10'7 x 10'1 (3.23m x 3.07m). Double glazed casement window with westerly view over the rear garden to open countryside. Double radiator. Stainless steel spotlighting. Oak wood flooring.

Part glazed door. Oak wood flooring. Space understairs. Glazed door to central reception room. Stairs to rear landing with cupboard understairs housing gas boiler.

Double glazed window. Low level w.c. with wooden seat. Wash hand basin with counter top, mosaic tiled splashback and shaver point. Airing cupboard with pre-lagged copper hot water tank and immersion heater. Oak wood flooring.

6'2 x 4'7 (1.88m x 1.40m). Window. Modern wet room with Travertine tiling. Independent shower with glass screen. Contemporary glass wash basin with mixer tap. Tile corner shelf top. Bathroom cabinet. Spotlighting. Under floor heating. Latch door.

25'3 x 22'9 (7.70m x 6.93m). Quadruple aspect room with sash window to rear, double glazed door to south garden, sliding sash window to front garden and sliding sash window to west facing rear garden. Brick fireplace with wood bressummer and cast iron wood-burner and second brick inglenook fireplace also with wood bressummer and cast iron wood-burner. Exposed chimney breast. Central oak staircase. 4 Radiators. Exposed ceiling and wall beams. 6 Wall lights.

14'2 x 7'6 (4.32m x 2.29m). Double aspect room with windows to side and rear gardens. Brick chimney breast, 4 arch shelving. Exposed brick floor. Fitted shelves. Telephone point. Latch door.

Glazed entrance door. Oak wood flooring. Ceiling and wall beams. Oak shelf top. Latch doors to sitting room and kitchen.

17'8 x 14'8 (5.38m x 4.47m). Triple aspect with porthole window to east, double glazed window to south garden and double glazed casement window to west garden. Fitted white wood kitchen with granite worktops. Butlers sink with mixer tap and grooved drainer. Fitted Lamona dishwasher. Cupboard housing washing machine. Stanley range with central with 2 hot plates and 2 ovens. Gas 2-ring hob in granite top, cupboards and drawers under and pull-out rack to other side. Range of wall cupboards. Tiled splashback. Spotlighting. Slab tile flooring with underfloor heating. Door to staircase to first floor south landing. Space for table with worktop and cupboards to side. Walk-in shelved pantry with wooden top.


Automatic wood sliding gate with wood pedestrian gate and brick boundary wall to brick pavier driveway for parking at least 4 cars, leading to garage. Outside light and water tap. Pebble and millstone inset with brick paths to front and rear entrance. Front garden with separate wood gate and stone slab and beach path through arbor to porched entrance door with barrel water butt and brick pathway. Lawn with flower and shrub borders. Rear garden, south and west facing, with brick seating terrace and central brick pathway to raised wall with flower and shrub borders and large lawns to either side. Further brick seating area to second entrance with arbor to lawn and brick pathway and attractive borders. The garden is bordered to the north with rustic pole fencing and raised sleepers to vegetable beds. Apple tree. The rear of the garden has attractive planted borders with, of course, Holly trees and central Walnut. Fenced area for numerous Bee Hives. The garden borders immediately onto countryside and is an undisturbed nature sanctuary.

42' x 12' (12.80m x 3.66m). Superb oak beams, exposed brick floor and timber cladding. A detached building, originally stables but a likely conversion to a studio/home office (subject to planning permission). The building is complete with power and lighting.

29'8 x 17.6 (9.05m x 5.34m). uPVC double glazed window to side with up-and-over door. Side door. Workbench to rear. Further adjoining workshop with power and lighting. Central brick and concrete courtyard leading to barn.

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

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