£1,300,000 - Recently Sold
Twilight drone image of the front of the home including the driveway and views beyond the garden

The Coach House – Blackboys

History & Charm

Tucked away in the peaceful yet thriving rural village of Blackboys on the outskirts of the High Weald AONB and Ashdown Forest, this family home offers sweeping country views and 3346 square feet of flexible and character-filled living space, including a brand-new kitchen, master suite and multiple reception rooms.

Immaculately decorated throughout, the property also enjoys a cosy, welcoming atmosphere created by historic beams and a combination of oil-fired central heating, electric underfloor heating in the kitchen, dining room, and snug, which also features a log burner, and a new feature electric fire in the sitting room. Solar panels also provide a healthy rebate to reduce running costs and plenty of hot water during the summer.

Come Inside…

With fields on either side, leafy Lewes Road reveals a long shared-access driveway leading to an extensive parking area and a detached double garage, hugged by mature hedgerows and an attractive red-brick and terracotta-tiled exterior punctuated with Georgian-style casements, many of which come with fitted blinds.

To your left, a pretty gabled porch with a solid wood door and entrance bell leads into a bright, spacious hallway illuminated by tall picture windows and a glazed side door. Soft grey walls complement the practical tiled flooring underfoot, while modern in-built cupboards allow you to stow away coats and shoes.

Practical Family Living

Continuing onto the upper hallway, you’ll find a handy downstairs three-piece shower room decorated in deep purple tones and the same tiled flooring. A white heated towel rail and a large rear window grant warmth and light.

Further along, another traditional latched door reveals a walk-in pantry or spice kitchen –with a sink, lots of cupboards, workspace and room for appliances – while a glazed door opens to a carpeted home office or additional bedroom with beams, bookended by windows to two aspects.

Back in the hallway, the mottled cream tiles flow into a huge dining kitchen warmed by tall vertical radiators and underfloor heating. Here, bifold glazed doors link into a light-filled garden room with parquet wooden flooring, large picture windows framing the serene views, and more bi-folds to the terrace beyond, creating a perfect flow for those summer parties.

Meanwhile, three additional windows brighten a fabulous variety of sleek Wren cabinetry, painted in a calming blue to contrast with the white quartz worktops. Deep circular pantry cupboards also frame a 1.5-bowl sink below a double casement window, which faces a large central island bar featuring deep drawers, plug sockets, and a Neff electric hob.

Above, stylish pendant lights enhance the mood as you prepare a meal with the help of an integrated double Neff oven and a dishwasher. There’s also plenty of space for an American-style fridge-freezer. In the breakfast area, exposed timbers invest this modern family hub with character, while in-built seating hides easy-to-access storage.

From the kitchen, steps descend into a charming sitting room filled with windows to the north, east, and south and glazed doors to the driveway and back garden. Wooden flooring, exposed beams and brickwork, and original features pair with a contemporary inbuilt electric fireplace and an oak-and-glass staircase for an old-meets-new feel.

Flexible Living

Beyond, the dual-aspect snug also echoes the historical origins of the home with its crisscrossing beams, stone flooring, and an Inglenook fireplace with a wood-burning stove. Take a moment to absorb the flower-filled view from a wide garden-facing window before continuing through a barn-style door into a calm and peaceful library with integrated bookcases and a herringbone floor.

Lit by recessed downlights and a rear casement window with a covered radiator beneath, this room signals the beginning of a potential, two-storey attached annexe, complete with a private front entrance and rear access via the adjacent annexe kitchen/utility room.

Another barn-style door conceals a carpeted staircase rising to a large double bedroom with a vaulted ceiling, skylight, and a big rear window. Wooden floorboards underfoot repeat in a good-sized three-piece en suite, which includes a tiled walk-in double shower, a chrome heated towel rail and wooden plantation shutters to the window.

You’ll also discover a lovely carpeted bedroom or dressing room with Hammonds fitted wardrobes and teal walls that reflect the blue and green tones in the stunning garden and surrounding countryside visible from the window.

Retreat Upstairs

Continue along to find the main landing, where a beamed walkthrough and panelled walls complement the white paintwork and cream carpet. To your left is a fantastic family bathroom that feels almost regal with its marble-topped twin vanity unit and the glossy tiling surrounding a raised double-ended bathtub featuring Victorian-style taps and a handheld shower attachment.

There’s also a separate tiled double shower enclosure, two heated towel rails, a close-coupled loo and a large airing cupboard behind a latched door. Meanwhile, plantation shutters to the front windows screen the bathroom from view.

At the end of the landing, steps rise to a beautifully bright primary suite lit by Velux windows and French doors to a Juliet balcony, all with fitted blinds. Wooden window frames and beams accentuate the cottage feel granted by the vaulted ceiling and offset the crisp white and a pale aquamarine paintwork and a multitude of inbuilt wardrobes, cupboards, and drawers.

Spa-like tiling takes centre stage in the adjoining en suite, which features a wood-panelled bath with a glass-screened shower above, a heated towel rail, basin and loo, brightened by another Velux window.

To the rear, you’ll discover the main staircase and characterful doubles, including one with a window seat area – the perfect spot to read or listen to music – and one with inbuilt storage and an exposed brick feature fireplace. Both enjoy amazing scenery, and you can access a loft that extends the width and length of the house from this floor.

Step Outside

Entering the south-facing landscaped garden from the rear bi-folds, you’ll find plenty of seating areas on an Indian sandstone terrace with footlights, where you can wine and dine while gazing across a beautiful, split-level lawn hugged by original brick walls, colourful flower borders, clipped hedgerow and mature trees that seem to blend into the fields rolling away into the distance.

Past the apple, pear, and plum trees on the lower lawn, a brick-built outbuilding complete with a porthole window, chimney stack, and private courtyard feels like it could’ve been plucked from a fairy tale. Once the boiler house from the original manor, it could make a fantastic Wendy House if not used for storage. You’ll also find two additional outbuildings with power and lighting, and gated access to the front.

Out & About

Allegedly named after the appearance of three charcoal burners who survived their traction engine plunging in the River Uck in 1903, Blackboys is a small rural village that lies on the edge of Ashdown Forest and the High Weald Area of Outstanding Natural Beauty.

The quiet, neighbourly streets are home to an Ofsted-rated ‘Good’ primary school, a village hall and cricket club, and The Blackboys Inn – a pretty 14th Century coaching inn boasting multi-award-winning gardens. There’s also a lovely coffee shop just next door, The Cow Shed, perfect for a spot of lunch (along with a gym, sports therapy, reflexology, arts and crafts courses and upholstery and printing amenities), a local vineyard, and an ancient bluebell wood just down the road.

Nearby, the attractive market town of Uckfield combines its medieval heritage with specialist independent shops and eateries and modern amenities, such as supermarkets, banks, a leisure centre, a pedestrianised shopping area and one of the oldest independent cinemas in England. It also hosts an annual arts festival and a torchlight carnival, while the local train station runs services to London Bridge and London Victoria within 80 and 90 minutes, respectively.

The country town of Lewes is just 10 miles away, while Royal Tunbridge Wells – a regional hub famous for its Georgian heritage, fashionable shops, serene parks and period homes – lies 15 miles to the northeast. The area is also well-known for its excellent schooling options, both public and private.

Of course, you’ll find a great range of woodlands, nature reserves and parks to explore in the surrounding High Weald AONB. Travel a little further afield to soak in a wide range of National Trust properties and green spaces, including the fountains at Pashley Manor Gardens and woodland trails at Scotney Castle. The South Downs AONB, Seven Sisters Country Park, and Eastbourne are all easily reachable via the A26 and the A22.

Home Nuances:

– Multigenerational living
– Six double-bedrooms
– New Wren fitted kitchen
– Neff built-in kitchen appliances
– Dressing room w/ Hammonds fitted wardrobes
– Self-contained annex
– Wall connector EV charging point
– Large loft area
– Approx. 4113 sq/ft inc. Outbuildings

Grounds & Location:

– Double garage w/ electricity & plenty of parking space
– Log storage & two store rooms
– South facing garden
– 0.6 miles to Blackboys CE Primary School
– 2.2 miles to Framfield CE Primary School
– 2.5 miles to Montessori Place (Primary & Secondary School)
– 2 Championship golf clubs within 7 miles
– 4.1 miles to Uckfield train station
– 32.4 miles to London Gatwick Airport (LGW)
– Within 80 and 90 minutes direct to London Bridge & London Victoria respectively from Uckfield train station


– Oil fired central heating & electric underfloor heating
– Solar panels
– Shared septic tank & mains electricity
– Council Tax G

Viewing strictly by appointment with Bees Homes.

If there is any point which is of particular importance to you, we invite you to discuss this with us, especially before you travel to view the property.

For a brochure of this home please call the Bees Homes country office.

Please Note:
Money Laundering Regulations 2007: Intending purchasers will be asked to produce identification documentation upon acceptance of any offer. We would ask for your cooperation in producing such in order that there will not be a delay in agreeing the sale.

Bees Homes use all reasonable endeavours to supply accurate property information in line with the Consumer Protection from Unfair Trading Regulations 2008. These property details do not constitute any part of the offer or contract and all measurements are approximate. It should not be assumed that this property has all the necessary Planning, Building Regulation or other consents. Any services, appliances and heating system(s) listed have not been checked or tested.

Floor plan measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built in furniture.

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Price : £1,300,000 - Recently Sold
Property Type : House
Purpose : Sell
Status : Available
Area : 4113 Sq Ft
Address : Blackboys
Property ID : 4050

Internal Structure

Bedrooms : 6
Bathrooms : 3

Energy Efficiency

Energy Class : C
  • A+
  • A
  • B
  • | Energy class C
  • D
  • E
  • F
  • G
  • H