UKLAND&FARMS

For Sale - £2,500,000 - 4.34 acres, Itchingfield ,West Sussex ,RH13 0PB

Batcheller Monkhouse
Stratton House, 57 Lower Street, Pulborough, West Sussex RH20 2AZ

Tel:01798 872081
Fax: 01798 872389
E-mail: sales@batchellermonkhouse.com

• Accessible Location
• Set within Stunning Grounds
• Approximately 4.34 Acres
• Swimming Pool
• Traditional Sussex Barn
• Paddock
• Dating from the 15th and 17th Centuries
• Full of Charm and Character
• Plethora of Original Features
• Store and Outbuilding

DESCRIPTION Toat Farm is perfectly positioned to offer complete seclusion, yet within effortless reach of key transport links and amenities, representing the very essence of refined Sussex living. With origins dating from the 15th and 17th centuries, the house is a masterclass in vernacular architecture. Its fine oak timber frame, resting beneath a traditional Horsham stone and clay tiled roof, speaks to centuries of craftsmanship. Subsequent additions have been executed with sensitivity and architectural integrity, enhancing the scale and comfort of the home while preserving its historic soul. The result is a house that feels both deeply rooted in history and entirely suited to modern life. INTERIORS OF CHARACTER AND GRACE From the moment of arrival, the house reveals a sequence of beautifully proportioned and atmospheric interiors. The reception hall, with its impressive oak staircase and commanding entrance door, sets a tone of understated elegance. The principal reception rooms are rich in period detail. The drawing room, anchored by a magnificent inglenook fireplace, is both dramatic and inviting, whilst the dining room/second reception room offers a more intimate setting. Throughout, exposed timbers, original features and carefully considered finishes create a sense of warmth and authenticity. At the heart of the home lies a characterful kitchen/breakfast room, where traditional materials — including Welsh slate flooring and a classic four-oven Aga as well as Miele fitted appliances which include an induction hob and fitted Miele fitted conventional ovens, space for freestanding fridge freezer— are paired with modern functionality. The adjoining family room opens effortlessly onto the terrace, allowing for a natural rhythm between indoor and outdoor living. The principal bedroom suite is a sanctuary of calm with vaulted ceiling and windows with views to the front and side gardens and pond area. Along with a with a dressing room there is also a beautifully appointed large, bright and airy en-suite bathroom. 3 further bedrooms provide elegant accommodation some partially wallpapered, all of which share a contemporary family bathroom. A separate guest suite, discreetly positioned within a later wing and accessed via its own staircase, offers privacy and independence for visitors or extended family including its own reception room which also provides direct access onto the gardens/patio area. GROUNDS OF EXCEPTIONAL BEAUTY The approach to the house is nothing short of captivating — a sweeping driveway flanked by mature oak trees, culminating in a sense of arrival that is both impressive and serene. The gardens and grounds are integral to the property’s allure. Expansive lawns are interspersed with specimen trees and framed by thoughtfully designed formal gardens. A classical rose garden with box hedging sits to one aspect, while a tranquil pond, complete with a graceful weeping willow, provides a moment of quiet reflection. Beyond, an orchard and productive vegetable garden, complete with greenhouses, offer both beauty and practicality. A pergola and terraces create inviting spaces for al fresco dining and summer entertaining. The swimming pool, discreetly positioned within the landscape and benefitting from solar heating with supplementary oil-fired support, provides a refined leisure element, perfectly in keeping with the setting OUTBUILDINGS AND ENDURING VERSATILITY A traditional Sussex barn forms a striking architectural companion to the main house, complemented by an oak-framed open-fronted car port, historically believed to have been stables. Additional outbuildings include a garden store and a well-appointed garden room with power and light, offering potential for a home office, studio or further ancillary accommodation, subject to the necessary consents. The inclusion of a paddock enhances the estate’s versatility, lending itself equally to equestrian pursuits or the simple enjoyment of open space. AMENITIES Local: The property is situated in a peaceful rural location on the edge of the village of Itchingfield with its primary school and parish church. The village of Barns Green lies approximately 3 miles away and has a large village green, village hall, public house and store. Towns and Cities: Horsham lies approximately 3.5 miles away, offering a comprehensive range of amenities, from independent boutiques to fine dining and leisure facilities. Transport: Communications are excellent, with convenient access to the A24 and the wider motorway network via the M23. Mainline rail services provide swift connections to London, while Gatwick Airport is within easy reach, facilitating both domestic and international travel. Schools: There is an excellent range of schooling in the area including The Weald, Collyers, Farlington and Christ’s Hospital, and Itchingfield Primary School. Leisure: Recreational opportunities are provided at The Bridge Leisure Centre, Slinfold Golf & Country Club, Horsham Park and Pavilions Leisure Centre, Horsham Sports Club and The Capitol, a multi-purpose arts venue.