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01435 810077

Stone Cross, East Sussex, BN24
Guide price £2,250,000 | 4 bedrooms

Property features

• 4 bed AOC farmhouse
• Good range of farm buildings
• Well established award winning visitor attraction
• Farm shop with butchers
• Cafe with pp to extend
• Childrens outdoor play area and nature trail
• Well stocked course fishing lake
• Caravan Club Certified site
• Pasture land with pockets of woodland
• Huge potential to develop existing business and develop further income sources
• In all about 78.2 acres

An exceptional opportunity to acquire an attractive and well located residential farm with established award winning visitor attractions including PYO, farm shop and café, fishing and caravan site providing significant diversified income.

The Farm and Business

An exceptional opportunity to acquire an attractive and well located residential farm of about 78.2 acres with a good range of buildings and established commercial enterprises providing significant diversified income and excellent potential for further development. Sharnfold Farm is an established smallholding and award winning farm visitor attraction. Since taking ownership in the 1980s, the Vendors have carefully and successfully adapted and developed the farm and business which now has a variety of uses and component parts that combine to generate a very healthy turnover. A PYO fruit and vegetable enterprise remains very much at the heart of the business with the farm shop and butchers selling home grown produce along with other locally sourced produce and gifts.

Amongst other awards and nominations, this year Sharnfold Farm were one of two finalists in the Farm Shop/Deli category of the Sussex Muddy Stilettos Awards, having been winners of the Sussex Food and Drink Awards Best Food Shop category in 2016 and grand finalists in 2013 and 2014.

The café is open plan to the farm shop area and presently provides about 30 covers with additional outdoor seating. An already implemented planning consent would allow for the further extension of the café area to provide an extra 40 covers internally, ancillary facilities and decked veranda outside - and an opportunity to considerably expand the income potential from this sector of the business. The children's outdoor play area and nature trail have been developed over time for the enjoyment of patrons of the farm shop and café which along with plentiful hard surfaced free parking to the front of the farm shop, provide a great incentive for visitors. There are also additional grass overspill parking areas for busier periods.

The commercial course fishing enterprise centres around one of the lakes which is well stocked with tench, barbel, perch, chub, bream, roach and crucian carp and open to the public 364 days a year on a half or full day ticket.

More recently, a Caravan Club Certified campsite was implemented with permission for five caravans. The site benefits from electrical hook up points and access to the wider facilities of the farm shop and café, fishing lake and nature trail.

The farm land generally is perfectly suited to growing good quality fresh produce and benefits from a modern irrigation system fed by one of the farm lakes with about equal areas laid to fruit and vegetable produce and pasture. There is scale to alter the cropping as required.

Subject to all necessary consents, the farm offers many avenues to expand the business, not only through development of existing enterprises but through new ventures such as an indoor soft play provision, holiday accommodation via redevelopment of existing buildings or mobile lodges, weddings/events venue and camping/glamping. Additionally some of the farm buildings may offer potential for alternative use and development.


In an attractive rural location and popular visitor area of East Sussex with sight of the rolling South Downs, Sharnfold Farm is conveniently set off the B2104 Hailsham Road, with excellent visibility and communication links to surrounding towns and further afield with the main A22 and A27 roads close by. The market town of Hailsham is about 4 miles to the north and has a range of high street shops, supermarkets and services as well as schooling for all ages, while the larger coastal resort of Eastbourne is only 5 miles to the south. The renowned South Downs National Park is close at hand as are well-known coastal areas and beaches including Pevensey, Eastbourne and Cuckmere Haven.

The Farmhouse

The four bedroom detached farmhouse with farm office which is subject to an Agricultural Occupancy Condition (AOC) provides some 2,350 sq ft of accommodation over two floors with four double bedrooms and bathroom on the first floor. On the ground floor there is very practical living space with a large sitting room which interconnects with a dining room and opens onto a conservatory - giving access to the garden; a utility room, shower room and a lovely kitchen/breakfast room with an impressive range of fitted oak units with granite work surfaces, integrated appliances and central island unit/breakfast bar. The farm office is attached to the house and has its own separate entrance and WC.


The entrance to the farm itself is off the Hailsham Road secured by a set of wide field gates. From here a tarmac drive leads down through the centre of the farm, first giving access to, and passing the public car park, farm shop and café and then subsequently leading to the farmhouse and farm buildings. The farmhouse has a private hard-surfaced parking area providing ample parking and attractive, sizeable landscaped gardens with a terrace.

Farm Buildings

Sharnfold Farm offers a very good range of modern and traditional farm buildings. The purpose built farm shop and café building is well insulated providing 2,569sq of space with covered walkway to the front. The farm shop area spans the front of the building and has butchers counter to one side and free standing display units along with freezer. Serving the shop are storage areas and cold rooms and the farm butchery. Open plan and leading off the farm shop is the café which is set to the back of the building with approximately 30 covers over loose tables and chairs, a fully equipped catering kitchen, WC and access out to a terrace that provides extra seating in warmer weather that in turn leads down to the children's outdoor play area. There is a running planning consent to extend the café building outwards to provide a further 40 covers.

The main farm buildings complex is set at the centre of the holding adjacent to the farmhouse, in and around a substantial hard surfaced yard area with areas of concrete hard standing. More modern buildings comprise two adjoining general purpose agricultural barns that provide secure storage areas, one about 75ft x 22ft and a larger steel portal framed barn of about 75ft x 30ft, also a pole barn of about 75ft x 30ft.

The traditional buildings are set in a courtyard and comprise of a beautiful oak framed Sussex barn of about 70ft x 30ft which has benefitted from sympathetic renovation work recently, a long oak framed cart barn of about 100ft x 15ft and old brick stable block that has been renovated. Subject to the necessary planning permission being granted, these traditional buildings lend themselves well to being further developed to create an event venue for weddings etc., and potentially conversion of the smaller building to holiday accommodation.

Additionally there is a modern timber stable block with three loose boxes and tack/feed room and small enclosed yard area to the front.

Away from the main buildings complex set in a large area of hand standing is a new 90ft x 40ft steel portal livestock barn with concrete floor and concrete apron to the front.

Land and Lakes

Lying in a ring fence and subdivided into various parcels with easy access throughout via wide grass trackways and field gates, the northern half of the land is predominantly given to fruit and vegetable growing for PYO and stock for the farm shop, of which there is a diverse array including strawberries, raspberries, rhubarb, redcurrants, gooseberries, sweetcorn, pumpkins, asparagus, carrots and beetroot to name just a few, covering about 36 acres. The fruit and vegetable beds benefit from an irrigation system fed by a purpose built lake set at the south west corner of the farm. To the southern half of the holding are several adjoining and productive pasture fields over about 20 acres that are used for the grazing of livestock and cropping, with one or two also used to host events on a seasonal basis, alongside the permanent Caravan Club Certified site. Additionally there are a number of outdoor livestock enclosures presently used for pigs, goats and donkeys. Interspersed around the holding are small Christmas tree plantations and fruit orchards. One of the wonderful features of the property is the diversity and extent of its trees, most planted by the current owners, including rows of poplars along many of the boundaries and parcels of woodland around the two lakes. The farm trail that weaves through the land provides for a delightful walk with plenty of interest.

Energy Performance Ratings

Farmhouse EPC Band C

Farm Shop/Café Band C


Strictly by prior appointment with the Vendor's Sole Agent, Samuel & Son. The Vendors and their agents do not accept any responsibility for any accident or injury as a result of viewings, whether accompanied or not.


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