Location

Box House Farm is situated in a country lane on the semi-rural western outskirts of Hurstpierpoint, a picturesque Sussex village surrounded by beautiful countryside, at the foot of the South Downs National Park. Hurstpierpoint has a good range of local amenities and togethers with some lovely boutiques, cafes and restaurants, pubs, an excellent local butcher and a theatre; the Hurst Festival runs for a fortnight every year, with multiple events each day.

Further shops and services can be found in the neighbouring village of Hassocks (two miles) and more comprehensive shopping is found at Burgess Hill (four miles), Haywards Heath (seven miles), Brighton (10 miles) and Lewes (11 miles).      

There are many leisure activities available locally, with walks across the South Downs, local clubs for football, rugby, cricket and theatre; across Sussex, activities include show jumping at Hickstead, sailing at Ardingly and golf at one of the many courses across the county.      

Spa and country house hotels include Ockenden Manor, Alexander House, Ashdown Park, Gravetye Manor and South Lodge. Sussex offers a vibrant cultural scene, with world-class opera at Glyndebourne, theatre at Royal Tunbridge Wells and the historic County town of Lewes, and the annual Brighton Festival presenting a huge programme of theatre, dance, classical music and literary events.            

Transport links are excellent, with frequent services to London from Hassocks station (2.2 miles, London Bridge/London Victoria from 56 minutes). The A23/M23 is readily accessed to the west of the village (Gatwick airport 18 miles, M25 J7 25 miles).      

There is a good selection of highly regarded state and independent schools in the area including St Lawrence CEP School, Downlands Community College, Hurstpierpoint College, Burgess Hill Girls, Brighton College and Lewes Old Grammar School.      

All times and distances are approximate.

Description

Believed to date from the early 16th century, Box House Farm is a very attractive Tudor farmhouse, listed Grade II - of special historical or architectural importance. The house is externally characterised in the typical Tudor vernacular with part tile hung and part timbered elevations, and has been extended over time, offering an impressive 3,314 square foot of accommodation arranged over three floors.

The house is well presented, and has clearly been a much loved and comfortable family home, having been in the same ownership for nearly 40 years. The rooms are well-proportioned with good ceiling heights for a property of its age (particularly on the ground floor); there are a wealth of period features and many of the rooms are dual aspect, filling the house with natural light and framing the views over the beautiful gardens.      

There are four characterful and versatile reception rooms: the triple aspect drawing room is understood to comprise the very oldest part of the house and features a handsome brick inglenook fireplace with iron fireback and hood; the elegant sitting room has a fireplace set with a woodburner and adjoins a good sized study (plenty large enough to be a fourth reception room) with fitted bookshelving and a door to the garden. The large vaulted dining room is a newer addition to the house and has French doors opening to the garden.   

The kitchen and breakfast room is well-equipped with a range of oak cabinetry under marble worktops, a larder cupboard and space for appliances including a range oven; there is ample space for a central breakfast table and an adjoining utility and boot room with space for additional appliances. A cloakroom completes the ground floor.   

On the first floor are three bedrooms, all with built-in storage, served by a family bathroom. The main bedroom occupies the eastern wing of this floor, comprising a large bedroom, dressing area with range of fitted wardrobes and an en suite bathroom.   

There are two further bedrooms on the second floor, one with an en suite shower room. A short ladder ascends from the half landing to a dressing room, with fitted wardrobes.

The Barn
Lying to the west of the house is a detached brick barn, comprising a large and versatile vaulted room with exposed beams, together with a kitchenette and a shower room with WC. Adjoining the barn is a separate workshop.

Gardens and grounds
Box House Farm's mature gardens and grounds are of particular note, extending to just under two and half acres and creating a wonderful setting for the house.

The house is accessed via a sweeping gravel gated driveway, which extends around the house to a parking area ahead of the barn and one of the two detached double garages. There is further gated access between the barn and garaging to a yard, screened from the formal garden, where there is a second double garage, a useful area for garden storage and composting, number of solar panels, a small orchard and a greenhouse.

The garden to the south of house is enclosed by high hedging and laid to manicured rolling lawns dotted with mature trees; a picket gate opens to the enclosed swimming pool area, which is surrounded by a stone terrace. The large detached pool house is an ideal place for summer entertaining, with two sets of bi-fold doors opening to the pool terrace and a brick fireplace set with a woodburner, together with a sauna, shower room and WC.

A paved terrace spans the northern side of the house, leading out to a further expanse of lawn, partially left to unmown meadow. An archway in the hedge opens to a path leading down to a pretty post and rail enclosed spring-fed pond, surrounded by woodland shrubs and rhododendron. The paddock lies beyond the formal garden to the north, enclosed by post and rail fencing and beech hedging.

In all, about 2.4 acres.