Covid-19 Update July 2021

Although Coronavirus restrictions have been lifted, RH & RW Clutton is following property industry’s guidance and we will be continuing with our strict Health and Safety guidelines keeping our staff, our clients and visitors safe using social distancing measures, wearing masks (and asking visitors to our offices and carrying out property viewings to continue to wear masks), as well as sanitising hands for meetings, property viewings and maintenance visits.

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Horsted Keynes, West Sussex
Guide price £2,850,000 | 8 bedrooms

Property features

• Small country Estate
• 8 bedroom farmhouse with part-walled garden
• 2 separate cottages
• Sussex barn, granary, stock buildings & stabling
• Pastureland and woodland
• Views across Lower Weald and towards the South Downs
• Swimming pool, tennis court & old squash court
• In all about 115 acres (46.73ha)


Valley Farm lies on the East/West Sussex county boundary within the High Weald Area of Outstanding Natural Beauty off the north-west corner of Horsted Keynes with its local shop, public houses, and good local primary school. Haywards Heath (main line station - Victoria/London Bridge 45 minutes) 6 miles, Gatwick Airport (via the M23) 13 miles leading beyond to the M25. East Grinstead via A275/A22 to the north is 9 miles. To the south Lewes and Brighton are within easy reach. The vast amenity area of Ashdown Forest lies about 1½ miles away together with a wide choice of golf courses including Royal Ashdown, Paxhill and Lindfield. Private schools are on the doorstep including Cumnor House, Brambletye and Ashdown House together with good local state schooling at Haywards Heath and East Grinstead.


Valley Farm probably takes its name from the slightly elevated position of the house, which looks down across the Lower Weald towards the South Downs. It is a very special country property offering enormous opportunities and scope to further expand the exceptional leisure potential without losing the existing commercial agricultural and forestry interests. The fine farmhouse does require some updating, but has lovely views over the farmland, shaws, ponds and adjoining woodland. In the adjoining yard are two cottages, various farm buildings, a range of stables, a sand school and, away to the side, lies a further set of stock buildings in this unspoilt corner of Sussex at its best.


A private driveway, separate from the farm, sweeps down to a parking area in front of the house. The house was originally a timber framed farmhouse, which was substantially extended in the early 1900's and now provides very comfortable and adaptable family accommodation. The house would benefit from being updated, but has retained many period features such as exposed beams in the old part, parquet and wooden floors, oak doors and open fireplaces. There are three good size, impressive reception rooms and the main bedroom has access to a balcony offering striking views over the garden, farm and to the South Downs. The layout of the house could lend itself to providing a separate granny annex if required.

The front door, in a pillared portico, opens into a part galleried entrance hall with doors off to a drawing room and its period style veranda, opposite a sitting room, and leading down past a boot room to a large dining room with French windows to the south. The farmhouse kitchen has an adjoining larder/freezer room. The back hall leads down to the garage past a store room, utility room, boiler room and WC.

From the hall stairs lead up to a landing, which splits. To the south lies the master bedroom with a balcony overlooking the gardens, 4 further bedrooms, 2 bathrooms and a WC. The north landing provides access to 2 further bedrooms, 1 sitting room/bedroom, a kitchenette, bathroom and 2 WC's. There is potential to have part of this end as a separate annex. A small staircase then leads up to a large unconverted attic space.

The internal floor area of the house is approximately 5,660sq.ft.


The gardens are a particular feature lying to the south with steps from the veranda leading down to the croquet lawn, beyond which is an extensive terraced lawn surrounded by rhododendron borders. Within the garden is a swimming pool, squash court in need of work, and tennis court. A separate partly-walled vegetable garden with herbaceous border, fruit trees and greenhouse is set to one side.


A smaller property with brick and weatherboard elevations under a tile roof offering a lobby into a kitchen/sitting room and on the first floor a landing area with doors off to two bedrooms and a bathroom.


A separate wide entrance with electric gates leads from the lane to the east of the house down, past a small turnout area, to an extensive courtyard with a good selection of buildings offering numerous opportunities to explore other uses, subject to planning. In brief:-

Modern timber stables with 4 loose boxes with overhang, hay store and wash-down area (c. 21.2m x 5.0m)

Further 4 loose boxes and feed room

(c.18.2m x 6.3m)

Pole Barn 10.0m x 6.0m beside the entrance with an adjoining brick walled pond

Sussex Barn - recently rebuilt - 3 bay (10.5m x 6.8m) with very fine timbers, presently unconverted, but with potential

Small garage - in poor condition

2 bay fully enclosed steel frame general purpose building, cement fibre roof, block walling and weather boarding (13.0m x 9.0m)

4 bay concrete frame cattle yard (7.3m x 3.2m) with small workshop off to the side and open 2 bay wood store at rear

Two storey small classic timber framed Granary with weather boarded sides, and lean-to piggery on two sides (6.4m x 3.6m)

Low garage/store in slightly poor condition (12.0m x 7.0m)

Redundant turkey shed with adjoining 3 bay open jump store

Beyond the buildings the farm track continues down to the house paddock with the show jumps and a good railed Manège approximately 60m x 20m, before going down to the other farm buildings.


The undulating farmland is all down to permanent pasture and is shown as Grade III on the MAFF series, being over loamy and Weald clay soils. It is divided by woodland shaws with good crossing points through, falling away to the south. The naturally sheltered fields provide protected grazing with the amenity appeal enhanced by various ponds and an extensive Cross Country Course (in need of renovating).

From the main homestead, a made-up farm road leads down to a second group of farm buildings in the middle of the ground providing:-

Cattle Yard - 8 bay steel frame, with central through passage (29.3m x 13.8m)

Adjoining open Silage Clamp and Feed Yard

Lean-to Pole Barn adjoining above (12.0m x 12.0m)

5 Calf Pens - timber with low eaves (9.5m x 9.0m)

Straw Barn modern 3 bay steel frame (18.0m x 9.0m)

There are approximately 68.91 acres (27.88ha) of farmland and an annual claim under the BPS is made. Further details are available from the Agents.


The finger-like spread of the ancient woodland shaws dividing the farmland have an extraordinary and magical nature - there are long historic quarried areas with banked old tracks and numerous access rides. A few particularly magnificent fine old Oak trees dominate the area with further strong oaks mixed with other mature Beech, Chestnut and Ash trees under a lower storey of productive stands of Chestnut, Hornbeam and Hazel coppice. Open ponds add to the charm, many being winter ones only fed by streams running through deep ravines. There are approximately 40.21 acres (16.27ha) of woodland and shaws.

The whole extends to 115.48 acres (46.73ha) or thereabouts.


The property is being offered freehold with vacant possession of the whole on completion subject to the occupancy of The Cottage which is let on an Assured Shorthold Tenancy until April 2020. The land is farmed in-hand.


These are included within the freehold in so far as they are owned. The woodlands are entered into a Forestry Commission Management Plan running to October 2028. Details are available from the Agents. A small shoot has been run over the farm.

The adjoining land owner to the south, with an interest in the farm, has a right to stand guns on the southern fields.


The property is sold subject to and with the benefit of all existing rights of way whether private or public including rights of way, drainage, water and electricity supplies, covenants, restrictions and obligations and all wayleaves whether referred to or not.

A public bridleway runs just outside the woodland boundary in the south-west corner where there is a right of way for the farm to Bonfire Lane. There are no public rights of way crossing the property.


The property (not withstanding any description contained in these particulars) is sold subject to any existing Town & Country Planning legislation and to any development plan, resolution or notice which may be in force and also subject to any statutory provisions or by-laws without any obligation on the part of the vendor or his agents to specify them.

Further details of the very limited planning history for the property are available from the Agents. Planning consent has recently been granted to identify the cottages as separate dwellings.

The vendors will retain an overage on any residential farm building consent obtained in the next 21 years.

SERVICES (not tested therefore not warrantied)

Mains water and electricity are connected to the house and the cottages which all share a private historic drainage system. Oil fired central heating to the house and one cottage. There is an LPG supply to the other cottage. The swimming pool equipment needs attention. There is a field water supply.


The plans and stated acreages in these details are for identification and information purposes only and potential purchasers must rely on their own investigations.


The vendor will transfer the entitlements proportionate to the land following completion and retain the 2019 Basic Payment Scheme payment. There are approximately 28 ha eligible for BPS.


This is a working equestrian and farming yard. Great care must be taken when inspecting the buildings and dogs may not run loose. Children must be accompanied around the stables in particular and there is open water both in the fields and woods.


All fixtures, fittings and chattels whether referred to or not are specifically excluded from the sale, including all garden statuary and seating together with equestrian equipment and show jumps and the cattle handling equipment.


East Sussex County Council 0345 608 0190

West Sussex County Council 01243 777100

Mid Sussex District Council 01444 458166

COUNCIL TAX (2019-2020)

Valley Farmhouse Band G- £3,015.92

Valley Farm Cottage Band D- £1,809.55

The Cottage Band - TBA


Valley Farmhouse Band F(21)

Valley Farm Cottage Band F(31)

The Cottage Band F(34)


A member of Humberts has a personal family interest in the property.


Turn off the A275 in the centre of Danehill towards Horsted Keynes and the entrance to the farmhouse will be seen on the left hand side just under a mile after the farm buildings (note Satnav is short).

From Horsted Keynes leaving the Green on your right go in to Birchgrove Road and turn right in to Danehill Lane and the entrance will be seen on the right.


Whilst the property is offered for sale as a whole the vendors would consider separate interest in the house, garden, squash court, tennis court and swimming pool together with the cottages.

To book a viewing or make an enquiry, please complete this form.