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Highbury House Mill Lane, Northiam, Rye, Rye, TN31 6JU

Guide Price £1,250,000Freehold


Key Information

Council tax band:G
Broadband:up to 67Mbps
Mobile signal:*Based on indoor data coverage

Key Features

Circa 3,000 square feet of accommodation in total
Substantial detached 4 double bed / 3 bath country home
Modernised & presented to a high standard throughout
Double garage with office above / Annexe potential (stp)
Grounds extending to just over half an acre (unmeasured)
Stunning views over cherry orchards & High Weald AONB
Historic towns of Tenterden, Rye & Battle 9 miles distant
Wide choice of good schools / Catchment for Grammars
Mainline stations to London from Battle & Robertsbridge
Tucked away accessible location in Northiam


Enjoying stunning rural countryside views over cherry orchards, this beautifully modernised and very stylish four bedroom / 3 bathroom home with double garage and office, and wonderful grounds of just over half an acre in an Area of Outstanding Natural Beauty, must be viewed to be fully appreciated.

Not only would this most attractive detached property, with its immaculately presented, generous accommodation of circa 3,000 square feet (including garage and office space), suit the needs of most families, but it offers a rare and exciting opportunity to purchase a house that has the best of both Worlds.  On the one hand, it offers peace and tranquillity away from the stresses of life, in a tucked away setting with stunning rural countryside views you will struggle to beat, and on the other, it is less than a mile from good local amenities in the picturesque village of Northiam and only 9 miles from the historic towns of Tenterden, Rye and Battle.

Not only this, but this property also boasts beautiful south facing gardens, a sweeping driveway with plentiful parking and a double garage with accommodation above, which offers enormous scope for flexibility of use and possible Annexe or commercial potential, subject of course, to the necessary permissions. Anyone who is lucky enough to live here can enjoy a superb lifestyle with charmed surroundings in an Area of Outstanding Natural Beauty close to amenities, and for that reason, this property is a rare find indeed.

Entrance Hall
The front door opens into a very welcoming double height entrance hall, which forms the centre of this beautiful home. A flagstone style floor, which extends into the kitchen / breakfast room, gives a modern country feel. Staircase to first floor with under stairs cupboard. Space for free standing furniture and cloaks.

Comprises wash basin and concealed cistern WC.

Kitchen / Breakfast Room 22' 11" x 15' 4" (6.99m x 4.67m)
The heart of this home is most definitely this fabulous room with its stylish Neptune kitchen, island unit, spacious breakfast / dining area and French doors that open into the beautiful orangery beyond. The kitchen comprises a range of French grey shaker style base units, drawers and cupboards with silestone worktops and double butler sink. Integrated dishwasher, refrigerator and freezer. Rangemaster oven (by negotiation). Door to utility / boot room.

Utility / Boot Room 12' 8" x 7' 7" (3.86m x 2.31m)
This very useful space, handily positioned off of the kitchen, is perfect for dirty laundry, dirty children and dirty dogs! Shaker style cream units with woodblock worktops. Large storage cupboard above Boiler. Space for washing machine, dryer, boots and coats. A stable door to the outside leads you to a covered small patio which has lovely views and is the perfect place to have your morning coffee and read the papers.

Orangery 17' 1" x 11' 2" (5.21m x 3.40m)
This high quality David Salisbury orangery currently serves as both a dining room and sitting area in which to eat, sit, relax and enjoy the beautiful garden. French doors open onto and give access to the south facing patio. Stone floor with under floor heating. Electric vent to roof.

Sitting Room 23' 7" x 19' 7" (7.19m x 5.97m)
This beautiful and most elegant triple aspect room has incredibly spacious dimensions. A fireplace with wood burner provides a cosy focal point and a window seat in the bay to the front makes a lovely place to sit and contemplate. French doors to the rear of the room lead into the orangery, making them social spaces, ideal for family living and entertaining.

Study/Snug 10' 7" x 9' 4" (3.23m x 2.84m)
Currently set up as a snug, this cosy space, with its built-in storage and bay window to the front, could equally be used as a study, home office, den, hobby room or play room.

First Floor Landing
Stairs from the ground floor lead to a gallery style landing where there is room for a study, library or reading area. Loft hatch. NB: We understand that the large loft space has potential for conversion, subject to the necessary permissions.

Principal Bedroom 17' 6" x 12' 2" (5.33m x 3.71m)
This lovely, calming room benefits from extensive walk-in storage, a luxury en-suite shower room and decked balcony where you can sit and enjoy glorious views over the cherry orchards and High Weald countryside.

En-suite shower room
A luxury suite with beautiful pedestal double basin, walk-in shower, WC and heated towel rail.

Bathroom 1
A modern traditional style bathroom which is both beautiful and functional. Freestanding double ended bath, wash basin, WC and heated towel rail. Geometric tiles to floor. Cupboard housing hot water cylinder.

Bedroom 2 19' 2" x 11' 8" (5.84m x 3.56m)
A spacious double aspect room with views to the front and side.

Bedroom 3 13' 4" x 8' 5" (4.06m x 2.57m)
A pretty double bedroom with views over the garden to the rear.

Bedroom 4 11' 3" x 7' 6" (3.43m x 2.29m)
This lovely sunny room, which has views over the patio and garden, is currently set up as a home office.

Bathroom 2
A very useful additional bathroom situated between bedrooms 2 and 3. High spec suite consisting of panelled bath with shower over, wash basin, WC and heated towel rail. Velux window.

Double Garage 20' 7" x 20' 6" (6.27m x 6.25m)
This large garage, with its two electric roller doors, is the perfect space for car enthusiasts and families needing lots of storage. An external door to the side leads to the converted room above.

Office / Studio 21' 0" x 13' 0" (6.40m x 3.96m)
Currently set up as a home office, this bonus space offers for a variety of uses including as a games room, teenage den, studio or even gym. With the large garage underneath, there is also potential for conversion to an Annexe or given the beautiful tourist location in which the house sits, a holiday let or Air BnB (subject to planning). NB: Some restricted head height to this area.

Set within the heart of the beautiful High Weald Area of Outstanding Natural Beauty with wonderful far reaching views and grounds of circa 0.5 of an acre (unmeasured in total), this property enjoys a lovely rural position and yet is still within easy reach of all the local amenities. The house is approached through electric gates onto a sweeping driveway that provides plentiful parking in front of the house and garaging. The large mainly lawned grounds surround the house on three sides and provide a haven for children, dogs and gardener's alike. To the front of the house there is a natural pond which is a magnet for wildlife, and to the rear, there is a lovely sunny south facing patio which is prefect for summer living. But it is the amazing views over the neighbouring cherry orchards and distant woods towards Peasmarsh that take your breath away and make this setting so very special.

Mains: water, electricity and drainage. Oil fired central heating. EPC Rating: D. Local Authority: Rother District Council. Council Tax Band: G.

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Frewen College
(0.46 miles)
Number of pupils: 129
Age Range: 7 - 19
Northiam Church of England Primary School
(0.64 miles)
Number of pupils: 89
Age Range: 4 - 11
Beckley Church of England Primary School
(1.57 miles)
Number of pupils: 92
Age Range: 5 - 11
Brede Primary School
(2.27 miles)
Number of pupils: 115
Age Range: 4 - 11
Staplecross Methodist Primary School
(2.81 miles)
Number of pupils: 102
Age Range: 4 - 11
Bodiam Church of England Primary School
(3.12 miles)
Number of pupils: 87
Age Range: 4 - 11
Sandhurst Primary School
(3.41 miles)
Number of pupils: 152
Age Range: 5 - 11
Peasmarsh Church of England Primary School
(4 miles)
Number of pupils: 95
Age Range: 4 - 11
Sedlescombe CofE Primary School
(4.3 miles)
Number of pupils: 196
Age Range: 4 - 11
Mountfield Heath School
(4.91 miles)
Number of pupils: 25
Age Range: 5 - 11

Property Calculators


Estimated Monthly Mortgage Payment:
£6,577 /mo.25 Years, 5% Interest
Total Repay

Stamp Duty

You’ll have to pay the stamp duty of:
0% up to £250,000
5% between £250,000 and £925,000
10% between £925,000 and £1,500,000
Your effective stamp duty rate is 5.30%
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