Beautifully located in a tranquil rural setting, this handsome Listed Grade II property has 2 annexes generating income - delightful, landscaped grounds with wonderful rural views.

Detached cottage, garage with accommodation/studio above and useful stable/workshop/store. Elegant landscaped garden and grounds. Within 2 miles of Pulborugh village and mainline station (London / Victoria 80 mins).

- 3 / 4 Bedroom Main House

- 1 Bedroom 'Library Cottage'

- Garage with Studio Flat above

- 31’ Stable/Workshop/Garden Store

- Wondeful Landscaped Gardens 0.9 acre

- Council Tax Bands : H & A

Description

Featuring a delightful mix of stone, brick and tile hung elevations, this charming Listed Grade II home offers comfortable accommodation with period features including exposed beams and fireplaces. Set off a small country lane in a tranquil environment renowned for its vineyards, the property also has a detached library cottage and garage with a studio flat above plus a stable. The combined income from the cottage and flat was in the region of £19,000 for 2024/2025. The beautifully tended gardens and grounds mainly on the south side enjoy fine downland views beyond.

Accommodation

Reception Hall : An impressive entrance hall with a handsome inglenook fireplace, wood burning stove, a seating area and stairs up to a galleried landing above.

Cloakroom : Wash hand basin, WC tiled floor and side window. Outer lobby with space for coats and hats.

Drawing Room : A prime feature of the property being 18’ (5.5m) in length, 17’7 (5.4m) wide and enjoying fine south and westerly aspects over the garden. Exposed beams, large inglenook fireplace with a wood burning stove and stone hearth. Alcove with inset cupboards and bookshelves. Glazed door to the garden.

Dining Room : Another handsome and spacious room enjoying a nice aspect south over the garden. Alcove shelves and cupboards. Well arranged with doors to the hall and :

Kitchen/Dining Room : A well -appointed room with views to the rear and side garden and plenty of space for a dining area. There is a central oil fired Aga and extensive range of wall and floor units with a double sink and drainer, plumbing and space for a dishwasher, space for an upright fridge/freezer, larder cupboard and glass fronted wall cupboards. Door to a rear lobby to the garden and door to :

Utility Room : With a range of full height storage cupboards, wall and floor units, sink unit and a window to the rear.

Rear Lobby : A covered passageway out to the rear courtyard with space for coats, boots etc and a useful storage shed.

First Floor

Landing : A handsome staircase with modern glazed panelling leads up to a spacious landing with views south to the Downs. There is a useful open plan study area with space for a desk. 2 loft hatches with ladders to a boarded loft. Walk-in airing cupboard with shelves and hot water tank.

Principal Bedroom Suite : A charming room enjoying some lovely rural views to the south and west to the Downs in the distance.

Dressing Room and wardrobe cupboard. Door to :

En-Suite Bathroom : Panelled bath with shower attachment. Wash hand basin with marble surround and cupboard under. WC. Heated towel rail and window to the south.

Bedroom Two : Another elegant bedroom with high ceiling and lovely views. Cupboard and door to :

En-Suite Shower Room : Shower cubicle, wash hand basin and WC. Side window.

Bedroom Three : With views to the west and a wardrobe cupboard.

Bedroom Four / Dressing Room : A useful additional bedroom currently used as a dressing room.

Family Bathroom : Panelled bath with a shower and screen. Wash hand basin with cupboard under and WC. Heated towel rail and tiled floor.

Stairs from the landing up to :

Attic Room : Cupboard and views to the west.

Detached Annex / ‘Library Cottage’

Adjacent to the main house with the facility to be self-contained with its own garden.

The entrance has a lobby with :

Kitchenette : Wall and floor units, sink and drainer cooker and fridge.

Living Room : A spacious and bright, central room with a lovely southerly aspect. Bookshelves and cupboards. Glazed double doors out to the garden

Bedroom : With similar outlook, shelves cupboard and loft hatch.

Bathroom : Panelled bath with shower attachment. Wash hand basin and WC. Windows to the south.

Note: Used fior holiday klets and receives small business rate relief annually.

Car Port & Studio Flat :

Double Car Port : 17’9 x 15’5 (5.41 x 4.72). To one side there is a rear door to :

Studio Flat:

Ground floor Kitchen Area : wall and floor units, cooker, sink and drainer, spaces for a fridge and washing machine. Hot water tank with immersion heater. Rear window. Door to

Bathroom : Shower bath with screen, wash hand basin and WC.

Bedsitting Room : 21ft (6.4m) in length with a wardrobe cupboard and rural outlook.

Barn : 31’8 x 17’ ( 9.6 x 5.2m) Formerly a stable block and now providing extensive storage and work space. Lighting and power points.

Gardens and Grounds :

This is a prime feature of the property – just under an acre of beautifully landscaped and mainly level gardens enjoying glorious rural views particularly to the south and west towards the Downs in the distance.

The garden retains much of its period character with stone walls and paths.

The driveway provides substantial parking space with steps up to a front lawn bordered by well stocked shrub beds and paved paths under elegant climbing rose clad pergolas.

There is a mature Wisteria adorning the front wall of the main house and gates either side to the rear garden. To one side there is small walled garden with box hedge parterre.To the rear of the house there is a paved area screened by mature hedging for privacy with a shed housing an oil fired boiler, outside storage / work area and a gate to the lane.The Library Cottage has a lovely walled garden

Beyond the main garden and driveway there is a more informal expanse of lawn with a large pond bordered by hedging and mature trees. This leads into a neat, screened vegetable garden with a greenhouse (with solar panels and a terrace), vegetable beds, a soft fruit cage and fruit trees.

Flood Risk : According to gov.uk website there is a very low risk of flooding or surface water and ground water unlikely.

Broadband : According to Openreach standard, superfast and ultrafast (fibre to property) available up to 1800 mbps.

Mobile Phone: According to Ofcom web checker indoor voice and data is limited for EE and limited voice for o2. Outdoor voice and data likely for all.

Covenants: Please contact the office for any information.

General

Services

Mains water and electricity. Oil fired heating – private drainage.

Local Authority

Horsham District Council 01403215100

Council Tax

Council Tax band H £4,715.29 and A £1178.82

Tenure

£1,600,000 Freehold

Grade II Listed

CJ 18/2/26

Disclaimer

Comyn and James would like to inform all prospective purchasers that these sale details have been prepared in good faith for a fair overall view of the property only and do not constitute part of an offer or a contract. All descriptions of dimensions and areas, reference to condition, permissions, covenants and boundaries are given as a guide and must not be relied on as a statement of fact. No person in the employment of Comyn and James LLP has authority to make any representation or warranty in relation to the property as we have not carried out a structural survey or tested services, appliances, or fittings. Photographs and floor plans show only certain aspects of the property at the time they were taken and it should not be assumed that the property remains exactly as it is shown. There may be a small discrepancy between measurements shown on the floorplan due to Niche metric conversion. Prospective purchasers should make specific enquiries concerning any matters of particular importance affecting a decision to view or purchase the property and are strongly advised to contact the office regarding the availability of the property before undertaking any journeys and incurring any abortive costs.

Note : Comyn and James wish to point out that the google map marker and street scene may not show the exact location correctly as it will usually show the centre of the property’s post code. Every effort has been made to try to ensure that the marker is in the correct place wherever possible. Comyn and James would also point out that Google maps are frequently out of date and do not show the true surroundings. If this is an important factor in a decision to view or purchase then please contact this office for further information and confirmation of the setting.

Referral Fees

We may inform (on request) clients and prospective purchasers details of local services. These may include mortgages, conveyancing, general planning advice, surveys and valuations, estate agency services and removals.

Our policy is that we do not take referral fees for these introductions –

Safeguarding your information

Important information regarding cybercrime. It has come to our attention that computer hackers are seeking to target property transactions to access funds. As we understand it, they will either hack a phone, tablet or PC, maybe by sending out a random email which mistakenly gets opened, or even whilst opening a website, which gives them access to that machine.

The reason for us mentioning this is to you is to alert you that once they have gained access, they can monitor email correspondence, without you knowing, throughout a transaction. Then, at a relevant point, e.g. just before exchange of contracts, they can send an email to a client mirroring that of their solicitor asking for funds to be transferred to a certain bank account. That money then, of course, disappears.

Fortunately, we have not had such an instance but, feel it important to highlight the fact that if you do receive an email requesting funds, it is worth double checking with the person concerned by phone that it is genuine and the bank details are correct, before sending money. This could, of course, affect other areas of finance beyond property. Many solicitors are starting to highlight this point now, but for safety, we would urge you to be vigilant and check before sending money or passing on any personal details regarding any bank or credit card information.