Hobbs Lane, Beckley, Rye, East Sussex

SITUATION

Hope Farm enjoys a truly idyllic setting, surrounded by magnificent countryside within an Area of Outstanding Natural Beauty and adjoining Oxney Vineyard, one of the largest organic vineyards in the country. Beckley village (with primary school, church and pub) is close by, while the larger village of Northiam and the Wealden town of Tenterden offer everyday shopping and amenities. The town of Rye lies just to the south, renowned for its medieval architecture, vibrant arts scene and high-speed rail connection to London St Pancras from Ashford International.

GROUND FLOOR

The home opens with a quarry tiled entrance hall leading to a choice of characterful reception rooms. A welcoming sitting room with wide inglenook fireplace and wood burning stove sits alongside a library with bespoke oak shelving and cast iron fireplace. A versatile study offers space for home working. At the heart of the house is a generous kitchen/breakfast room with space for an Aga, granite worktops and larder, flowing naturally to two dramatic vaulted rooms, a dining hall and a snooker/games room, both opening directly to the gardens for seamless indoor/outdoor living. A cloakroom and a cellar complete the ground floor.

FIRST FLOOR

An impressive beamed landing leads to the principal bedroom, which features a dressing room and en suite bathroom. A second double bedroom also benefits from its own dressing room. The family bathroom, finished with a roll-top bath, and a separate W.C complete this level. It is difficult to convey without visiting in person just how every window frames a unique view of the surrounding countryside, garden, magnolia tree, or calming pond, creating a constant connection with the landscape.

SECOND FLOOR

The second floor provides two further well proportioned bedrooms, each enjoying attractive views over the gardens and surrounding countryside. These rooms have a serene, private feel, ideal as charming bedrooms for family or guests, or equally suited to create bespoke spaces such as a home office, studio, playroom or hobby room. Their elevated position and characterful features echo the historic charm found throughout the house while offering a peaceful, versatile, retreat.

OUTSIDE

Approached via electric gate, the driveway leads past a private parking area, through the grounds, alongside the house itself and and up to a charming cluster of oak framed outbuildings. Set within over three acres of gardens, paddock and mature planting, the property combines privacy with versatility. The superb range of outbuildings includes a double garage with canopied area (perfect for social functions is all weathers) and attached home office, a single garage with impressive workshop, a wood store and tool shed, plus a summerhouse and greenhouse. The gardens are a true highlight, featuring sweeping lawns, a large carp stocked pond (which can be seen from many rooms in the house) with a delightful seating area on its edge, a resurfaced hard tennis court and a fenced paddock which would be ideal for grazing sheep or keeping animals if desired, all adding to create a quintessential country lifestyle.

SERVICES AND AGENT NOTES

PRIVATE DRAINAGE - Klargester
HEATING ON OIL
COUNCIL TAX BAND - G
FREEHOLD

CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008

Platform Property (the agent) has not tested any apparatus, equipment, fixtures and fittings or services and therefore cannot verify that they are in working order or fit for the purpose. A buyer is advised to obtain verification from their solicitor or surveyor. References to the tenure of a property are based on information supplied by the seller. Platform Property has not had sight of the title documents. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may, however, be available by separate negotiation. Please ask us at Platform Property. We kindly ask that all buyers check the availability of any property of ours and make an appointment to view with one of our team before embarking on any journey to see a property.