The Factory Barn, Blackboys, TN22


Blackboys, East Sussex, TN22 5HE


A superbly presented detached 4 bedroom (all en suite) barn conversion in a quiet rural yet accessible location on the edge of the popular Blackboys village.

  • 4 bedrooms (all en suite)
  • Open Plan Living Space
  • Kitchen/Breakfast Room
  • Dining Room
  • Utility/Cloakroom
  • Maintained Gardens
  • Private Parking
  • Quiet rural location

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+44 (0) 1435 864020

A superbly presented detached 4 bedroom (all en suite) barn conversion in a quiet rural yet accessible location on the edge of the popular Blackboys village.


A stunning detached two storey barn conversion forming part of a small residential complex off a no through lane. Presenting elevations of render and black weatherboarding under a clay tiled roof surrounded by landscaped gardens and finished to an extremely high standard in a contemporary style with plentiful character. The spacious accommodation offers excellent family living with work space to make this an ideal modern live work home. The property benefits from oak flooring and bi-fold patio doors throughout the ground floor, a wonderful central kitchen dining area with vaulted ceiling, and an inbuilt media system with speakers and volume control in all main rooms. The bedrooms all benefit from excellent and generous en suite facilities with bathrooms comprising of contemporary white suites with chrome fittings and fixings.

The Factory Barn situated in a quiet rural yet accessible location on the southern outskirts of the pretty village of Blackboys, well situated for access to surrounding towns and villages and to the major road network with the A22 and A26 nearby. Blackboys village provides a range of local amenities including a popular public house, local store and café, parish church, village hall, primary school and service station whilst local shopping is available in Heathfield and Uckfield some 5 and 4½ miles distant respectively. The historic county town of Lewes is a 10 minute drive to the south west whilst the Royal Spa town of Tunbridge Wells is a half hour drive to the north, both towns offering more comprehensive shopping and recreational facilities. The coastal towns of Brighton and Eastbourne are both approximately 20 miles distant. Mainline rail services are available from Buxted station, some 3 miles distant, offering frequent services to London Bridge and London Victoria. There are a number of well respected state and private schools in the area including including Skippers Hill Preparatory School at Five Ashes, Mayfield School for girls, Vinehall at Robertsbridge and St Bedes at Upper Dicker.

The front door leads into the
Entrance Hall/Boot Room having Utility Area and sink with Cloakroom off with hand wash basin and WC. A door leads into the open plan;

Sitting Room with plenty of natural daylight and multiple aspects, oak beams and uprights, bi-fold patio doors leading out to the terrace and integral media system to one end.

An open entrance leads on into the Kitchen/Breakfast Room fitted with an extensive range of stylish grey gloss units and solid oak island with prepping sink, all having solid oak work surfaces over and integrated appliances including twin dishwashers and wine coolers, stainless steel range cooker with extractor over, American style fridge freezer and microwave oven. A single door leads into;

Dining Room dual aspect with bi-fold doors to front and rear terraces.

A further door leads out to the Rear Hall with secondary entrance door off the front terrace and at the end of the barn is the Master Bedroom benefiting from patio doors leading out on to the front terrace and spacious En Suite Bathroom comprising walk in shower, separate bath, wash basin, WC.

The first stairway leads from the rear hall and to a landing with doors off to;

Bedroom 2 with built in double wardrobe and En Suite Shower Room

Bedroom 3 with built in triple wardrobe and En Suite Bathroom.

A separate split level staircase with glass balustrades off the Sitting Room leads to a small landing with doors off to a large Study/Bedroom 4 with adjoining Bathroom.

The property is surrounded by large landscaped gardens enclosed by laurel hedging and post and rail fencing with paving and terrace areas skirting the barn. The property is accessed off a private shared drive that leads down into the complex and to a private gravelled parking area to the front of the barn. A wooden field gate sits at the entrance to the rear garden behind which is a further gravelled parking area. A pathway then leads down through the rear garden and to the back and front doors.

Mains water and electricity. Private Drainage. Electric economy boiler powering heating and hot water.

Council Tax Banding ‘G’

Wealden District Council

EPC Rating: E

Strictly by confirmed appointment with the Vendors agent.

Tenants will be charged for independent third party tenant referencing at a fixed price of £30 per adult tenant including VAT.

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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.