Simla, Blackboys, East Sussex, TN22 5LS


Framfield Road, Blackboys, East Sussex, TN22 5LS


  • Entrance Hall
  • Open Plan Sitting/ Kitchen/Dining Room
  • Rear Porch
  • Utility Room
  • Cloakroom
  • Master En Suite Bedroom
  • 2 further double bedrooms
  • Single Bedroom/Study
  • Family Bathroom
  • Double Cart Lodge style garage
  • Plentiful parking
  • Large gardens and grounds of just under an acre
  • Wonderful rural outlook over the High Weald AONB

Other info

Get in touch about this property

+44 (0) 1435 864020

A beautifully presented 4 bedroom barn conversion set in large grounds of just under an acre with a wonderful rural outlook.


Simla is located off the Framfield road on the edge of the pretty village of Blackboys which has a popular inn, local store and café and well regarded primary school.

The property is in an elevated position, enjoying views over the High Weald AONB to the north.  The towns of Uckfield and Heathfield are 3.5 miles and 4 miles distant respectively both offering a good range of shopping, supermarkets and services and state schooling for all ages.  The regional town of Royal Tunbridge Wells is about 15 miles offering comprehensive shopping and leisure opportunities. Eastbourne on the south coast is about 19 miles.

Schooling: The area provides an excellent choice of schools in the state and private sectors including Skippers Hill at Five Ashes, Vinehall at Robertsbridge, Marlborough House at Hawkhurst, Cumnor House at Danehill, Bricklehurst Manor at Stonegate and Mayfield School for girls.

Rail Services: Mainline train services to London Bridge are available from Buxted (about 3 miles) or Uckfield.

Road Connections: The nearby A22 and A26 roads provide connections to the national motorway network; London Gatwick/Heathrow/Stansted airports; the Channel Tunnel and ferry ports; Eurostar at Ebbsfleet/Ashford International and the South Coast.

Leisure Facilities: Include local cricket, rugby and tennis clubs, sailing at south coast centres with marinas at Eastbourne and Brighton; opera at Glyndebourne; golf at East Sussex National at Little Horsted near Uckfield.  The area is surrounded by beautiful countryside with extensive walking, cycling and riding opportunities.

Simla (named after the historic north Indian summer mountain retreat) is an attractive single story brick built barn conversion under a clay tiled roof with a white rendered façade trailed with purple Wisteria and large timber clad extension to the rear.  The property offers a generous 4 bedroom living space with plentiful natural light and a high level of finish throughout with some lovely features including brick fireplace with log burning stove and exposed brick chimney breast in the Sitting Room, vaulted beamed ceilings, solid oak flooring and doors, travertine tiled floors, timber double glazed cottage windows and oak bi-fold doors off the Dining Room and Master Bedroom opening onto terrace and gardens.  The property benefits from plentiful parking and garaging, large gardens and grounds of just under an acre with a superb rural outlook.


Covered Entrance Porch with Front Entrance Door opening into

Entrance Hall with door to a fabulous open plan living area, ideal for entertaining and incorporating Sitting Room with oak flooring, high vaulted beamed ceiling, a wonderful brick feature fireplace and exposed brick chimney breast housing a large Stovax wood burner.  The Sitting Room flows through to a long Dining Room with travertine tiled floor and two sets of bi-fold doors at one end that open onto the terrace and gardens beyond giving wonderful open views.

To the opposite end, the Kitchen has a travertine tiled floor and is fitted with a range of bespoke duck egg blue units and matching free standing furniture complimented by oak work surfaces incorporating an inset ceramic sink with drainer in front of a large window overlooking the front of the property.  Appliances include a Smeg electric range cooker with gas hob, Smeg extractor chimney, free standing dishwasher and fridge/freezer. There is also a walk in larder cupboard with free standing wire shelving.  Off the Kitchen/Dining area is a door through to the Rear Porch/Boot Room with a useful store cupboard off and stable door leading out to rear terrace and gardens.  Open entrance way through to

Utility Room with travertine tiled floor, oak work surface incorporating drainer and inset butler sink with shelving and space for appliances below.  Door to

Cloakroom with travertine tiled floor, hand wash basin, wc and chrome heated towel rail.

The bedrooms and bathroom are all set at the opposite end of the house off an Inner Hallway laid with an oak floor and with doors leading off to

Master Bedroom Suite a lovely spacious room with bi-fold doors opening onto the rear terrace and gardens giving way to countryside views.  The generous En Suite Bathroom has travertine tiles to the floor and walls and comprises of a large cubicle shower, bath, wash basin, wc and chrome heated towel rail.

The En Suite Dressing Room has an extensive range of built in hanging and shelf space and door to cupboard housing the hot water cylinder.

Bedroom 2 is a good sized double bedroom with single aspect to the front of the property, high vaulted and beamed ceiling, oak timbers and low level exposed brickwork to the walls and fitted wardrobe space.

Bedroom 3 offers a further double bedroom with single aspect over the front of the property and also benefits from built in wardrobe space.

Bedroom 4 is a double aspect single bedroom with plentiful natural light and pleasant views over the gardens and would serve as an excellent Study.

Family Bathroom with white suite comprising of bath with shower mixer tap, wash basin, wc and heated chrome towel rail, ceramic slate effect floor tiles and painted timber panelling on walls to half height.

The large gardens and grounds are a real feature of the property.  To the front a wooden field gate leads off the Framfield Road and into a gravelled driveway with plentiful parking and an open fronted oak framed double cart lodge style garage set to one side which has an integrated covered log store to one side.  The gardens and grounds extend to the west and rear of the residence giving wonderful views over the High Weald AONB to the north and are mostly laid to lawn incorporating mature trees, an ornamental pond, vegetable garden and large raised sandstone terrace skirting the rear and side of the residence, providing a lovely sitting out area, perfect for al fresco dining and entertaining.  The property is enclosed by a combination of wooden fencing, hedging and mature trees with a second entrance off the Framfield Road via a wooden field gate leading directly into the grounds.

Property Information

Services: Mains water, electricity and drainage with oil fired central heating and hot water.  Calor gas for cooker hob.

Local Authority: Wealden District Council – 01323 443322

Council Tax Band:  F (£2485.84 2016/2017)

Fixtures and Fittings: Fixtures and fittings are excluded from the sale but may be available by separate negotiation.

Viewing: Strictly by appointment through the Vendor’s Joint Sole Agents Jackson-Stops & Staff. Tel: 01892 521700 or Samuel & Son.  Tel: 01435 864020.

Agents Note: The property is held under two separate Land Registry Titles; the first incorporates the residence and domestic gardens and the second the plot of land to the west, now incorporated into the property.  The landed element is subject to an overage clause of 20% of the uplift in value in respect of residential development only for a period of 20 years (dated from 2014).

From the Tunbridge Wells direction, take the A267 southbound travelling through the villages of Frant and Mark Cross.  At the Mayfield roundabout continue on the A267 for about 3.6 miles before turning right onto Mayfield Flat/B2102, signposted for Lewes.  After just under a mile turn right at the junction and proceed for about 1.4 miles then turn right onto High Street Blackboys/B2102 signposted for Framfield and Uckfield.  Continue for about half a mile and Simla will be seen on the right hand side, the third house after the turning for Tickerage Lane.


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IMPORTANT NOTICE: Samuel & Son and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.   2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive.  3. It should not be assumed that the properties have all necessary planning, building regulations or other consents and Samuel & Son have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.