Manchester Road, Ninfield, East Sussex, TN33


Guide price

  • Bedrooms: 6
HouseSimple is pleased to present this beautiful Grade II listed barn conversion. Converted in 1998 by its current owner, Church Farm Barn retains a great deal of its original charm and character. In good decorative order throughout, it merely requires a new owner to make it their own.

Nestled in the popular village of Ninfield Church Farm Barn represents a perfect bolt hole in the East Sussex countryside. Mainline access to London is just a 7 minute drive away whilst for those wishing to work from home the area is served by a high speed fibre optic broadband connection.

Benefitting from 6 bedrooms, 4 reception rooms and 2 bathrooms the home is split into two distinct wings. One of which would potentially lend itself to annexing (subject to necessary consents).

The main barn provides a central large open plan galleried dining hall with flagstone flooring and vaulted ceiling. Full height double glazed windows front and rear allow light to fill the room from sunrise to sunset. The dining hall is flanked on either side by two good sized reception rooms.

To the left of the dining hall the drawing room benefits from an Inglenook fireplace and leads through to an adjoining study/storeroom. To the right a cosy sitting room comes replete with wood burning stove on a brick and stone hearth. Adjoining is a room with views of the neighboring oast house, currently used as a bedroom.

Upstairs are four good sized bedrooms, many taking in views over the garden and grounds beyond. A bathroom tiled in white includes a walk in shower, bath with telephone style taps and a heated towel rack.

Moving downstairs into the west wing you are greeted by a stunning farmhouse style kitchen with vaulted ceilings, central island countertop and breakfast area. Central heating and cooking facilities are provided by an iconic Rayburn range cooker. Down the corridor to the rear of the kitchen is an area that would lend itself well to being annexed containing a bedroom, bathroom and utility room with access to the garden.

The house is surrounded by a beautiful laid to lawn garden, perfect for those with children or dogs. The property has a right of way over a driveway that leads to a double parking area.

A full Matterport 3D virtual tour (similar to Google Street View) is available. We look forward to welcoming you for a viewing at your nearest convenience.


DINING HALL 20' 6” x 11'3” (6.25m x 3.43m) with wide glazed windows to front and rear having a galleried landing with vaulted ceiling above, flagstone flooring and stairs rising to first floor galleried landing.

CLOAKROOM with window to rear fitted with a white low level wc, wash hand basin and radiator.

DRAWING ROOM 19' 4” x 19' 5” (5.89m x 5.92m) with windows to the side and an attractive exposed Inglenook fireplace with stone hearth and inset wood burning stove. Door through to:

STUDY/STORE 13' 9” x 10'' 7 (4.19m x 3.01m) Easily converted into a year round space benefitting from a dual aspect with double doors to the rear garden.

SITTING ROOM 19' 7” x 11' 1” (5.97m x 3.38m) being divided from the dining room with glazed sliding doors. Double radiator and central wood burning stove on brick and stone hearth. Exposed brick wall and opening through to:

INNER HALLWAY with double cupboard

GROUND FLOOR BEDROOM 4 15' 1” x 9' 8” (4.60m x 2.95m) having a dual aspect with exposed brick wall and double radiator.

KITCHEN/BREAKFAST ROOM 25' 1” x 13' 5” (7.65m x 4.09m) having a dual aspect with Velux windows to each side. Exposed ceiling timbers and tiled floor throughout. The kitchen is fitted with a comprehensive range of predominantly base mounted units incorporating cupboards and drawers arranged around a central island and providing space for a breakfast table. There are spaces for appliances with a two oven Rayburn, four ring ceramic hob and an extensive area of oak working surface incorporating a 1 ½ bowl stainless steel sink with mixer tap. From the kitchen an opening leads to through to:

REAR CORRIDOR with laminate flooring and single radiator.

STUDY/BEDROOM 5 11' x 10' 1” (3.35m x 3.07m) with loft access, window onto garden and cupboard housing water tank.

UTILITY/BOOT ROOM 10' 2” x 7' 9” (3.10m x 2.36m) with window and door onto garden, laminate flooring, radiator and fitted range of base units with space and plumbing for washing machine.

BATHROOM 13' 2” x 5' 8” (4.01m x 1.73m) with window onto garden and fitted with a white panelled bath with telephone style taps, low level wc, pedestal wash hand basin.


BEDROOM 1 14' x 11' 6” (4.27m x 3.15m) having a dual aspect with views over the gardens and grounds beyond.

BEDROOM 6 10' 9” x 9'10” (3.28 x 3.00) with window taking in views to the rear, vaulted ceiling, exposed beams and fitted cupboard.

SHOWER ROOM with vaulted ceiling, part tiled walls and fitted with a corner glazed shower with tiled enclosure, white panelled bath with telephone style taps, pedestal wash hand basin, low level WC and heated ladder towel rail.

BEDROOM 3 13' 5” x 7' 1” (4.09m x 2.16m) with window to side, vaulted ceiling, radiator and cupboard housing fuse board.

BEDROOM 2 20' x 9'9” (6.10m x 2.97m) with window to side, vaulted ceiling with exposed beams. Views of the neighbouring oasthouse and beyond. Radiator.

OUTSIDE The property has a right of way over a driveway that leads to a double parking area. The front garden is laid to lawn and enclosed with hedging and planted with specimen trees. To the rear is an area of paved patio and a large section of formal garden laid to lawn, which extends out to a post and rail fence and gate.

Marketed by Arrange viewing 01787 312401


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