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Bodiam, East Sussex, TN32
Guide price £1,400,000 | 4 bedrooms

Property features

• Four bedroom farmhouse
• Range of modern and traditional farm buildings including a Sussex Barn with potential (subject to pp)
• Permanent pasture fields with periphery bluebell woodland
• Fabulous views over the farm and surrounding countryside

Offered to the market for the first time in over 40 years, a superb residential grassland farm set in glorious High Weald countryside. FOR SALE BY INFORMAL TENDER. BEST BIDS REQUESTED BY 12 NOON FRIDAY 17th MAY 2019.


Set in glorious rolling countryside within 1066 Country and the High Weald Area of Outstanding Natural Beauty.  The area boasts a wealth of leisure and visitor attractions including Bodiam Castle, Sissinghurst Castle Garden, Battle Abbey and the Kent and East Sussex Railway which operates from Tenterden to Bodiam.  Local amenities can be found in the nearby villages of Hawkhurst (5 miles), Robertsbridge (5.5 miles) and Hurst Green (4.7 miles) which provide a good range of local shops, supermarkets and services.

There is a good selection of state and independent schools in the area for all ages  including Bodiam Primary School, Robertsbridge Community College, Claremont Senior School in Bodiam, Vinehall at Robertsbridge, Marlborough House and Saint Ronan's in Hawkhurst and Benenden School.

The property benefits from excellent communication links.  Main line stations can be found at Robertsbridge and Etchingham (6.4 miles) – journey times to London stations of approximately 1 hour and 20 minutes. The nearby A21 gives access to the M25 for Gatwick and Heathrow airports and to the M20 to Dover, Folkestone and Ashford International Station.


The farmhouse which sits at the centre of the farm is thought to date back in part to the early 1800s with later additions, constructed of stone and brick with hung tile elevations under a clay tile roof.  The accommodation is traditionally arranged over two floors and has some attractive original features throughout including oak beams and an inglenook fireplace.

The floor plans within these details provide an excellent overview of the accommodation that would now benefit from some updating and refurbishment but briefly comprises about 2,829sq ft, including, on the ground floor, a sitting room, study, kitchen, conservatory, utility/cloakroom, bathroom and large living/dining room and a further small kitchen.   

From the inner hall, stairs rise to a large central first floor landing giving access to the four bedrooms which are all very good size double bedrooms complimented by two family bathrooms and lastly a small study/dressing room.


Eyelid Farm is approached over a long private drive that leads through the land to the farmhouse and farm buildings. The farmhouse is surrounded by lawned gardens with a terrace to the front providing a lovely sitting out area taking in southerly views over the farm and countryside beyond. 

Farm Buildings

Located adjacent to the farmhouse and mostly set around a concrete yard area is the farm buildings complex comprising of a range of traditional and modern structures, notably including:

Atcost Barn 22m x 7.17m portal framed with fibre cement cladding and roof.  Adjoining and fronting the yard is a 14.9m x 6.4m lean-to of timber pole construction with corrugated cladding and roof.

Sussex Barn 15.34 x 6.82 (50.3’ x 22.3’) constructed in 2006 of a timber frame on a brick plinth with timber cladding and clay tile roof, with some 2,093sq ft of floor space over two floors, offering development potential (subject to all necessary consents).

Brick Byre (15.42m x 4.83m max) with pitched clay tile roof divided into two separately accessed compartments.

Livestock/Storage Barn (20.7m x 11m max) of block base construction with Yorkshire cladding to three sides and corrugated roof providing a number of bays internally with half height block walls.

Livestock Shed (18.12m x 9.41m) of timber pole construction with corrugated roof.

Set at the foot of the adjoining field with chalk trackway for access is a modern steel frame General Purpose Agricultural Barn (24.6m x 12.4m) with chalk floor, corrugated cladding to one end and corrugated roof.


Extending to some 75 acres in all, the land wraps around the farmhouse and buildings and comprises of an attractive run of permanent pasture divided into various stock fenced enclosures with a small amount of periphery bluebell woodland; one small parcel of about 7.5 acres being located on the opposite side of the road to the main holding with vehicular access off the road.  From the highest point on the western boundary the land which has a fertile clay loam soil type and is classified as Grade 3 on the Agricultural Land Classification Map has predominantly south east facing slopes.



The property benefits from a metered mains water supply, mains electricity, LPG calor gas for hot water and central heating in conjunction with a solar thermal system and wood burning stoves.    Private drainage. 

Local Authority

Rother District Council.


Council Tax Band ‘E’.

Basic Payment Scheme

The land is registered for the Basic Payment Scheme with an eligible area of 26.17 ha yielding a payment of £6,002.15 in 2018.  The 2019 scheme year payment will be retained by the Vendor, with the Entitlements to be transferred to the buyer as part of this sale in readiness for the 2020 Scheme Year.

Sporting & Mineral Rights

Sporting rights and mineral rights are in hand in so far as they are owned.

Easements, Wayleaves & Rights of Way

The property is sold subject to and with the benefit of all rights including rights of way, whether public or private, light, support, drainage, water and electrical supplies and any other rights and obligations, easements and proposed wayleaves from masts, pylons, stays, cables, drains and water, gas and other pipes, whether specifically referred to or not. There is a public bridle path crossing the farm east to west.

Method of Sale

The freehold is offered for sale by private treaty with vacant possession on completion.


Strictly by prior appointment with the Vendor’s Sole Agent, Samuel & Son, Horam.





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