Summary - HENLEY DOWN HOUSE HENLEY DOWN CATSFIELD BATTLE TN33 9BN
6 bed 3 bath Detached
Spacious six-bed family house on 4.5 acres with flexible annex potential and period charm.
- Six bedrooms across three floors, including main bedroom suite and ground-floor annex option
- Fully renovated in 2022: new roof, heating, plumbing, electrics, and high-spec insulation
- Open-plan kitchen/living with copper island, granite worktops and full-width glazed garden wall
- Substantial 4.5-acre plot with formal lawns, specimen trees, woodland and plunge pool
- Oil-fired boiler main heating fuel; ongoing fuel cost consideration
- EPC rating F — potential need for energy-efficiency improvements
- Two entrances, ample parking and two garden sheds for storage
- Private, rural setting; approximately 10 minutes to Battle and direct trains to London
Set within 4.5 acres of mature, largely low-maintenance grounds, Henley Down House is a substantial six-bedroom family home that blends period character with a full high-spec renovation completed in 2022. The property’s heart is a wide open-plan kitchen/dining/living room with a copper-topped island, granite worktops and a full-width glazed wall that opens onto a sandstone terrace and plunge pool — ideal for family entertaining and outdoor living. Exposed beams, herringbone parquet and an inglenook fireplace with log burner provide warmth and historic charm throughout.
Accommodation is flexible: a generous main bedroom suite and four further double bedrooms sit across the first and second floors, while a ground-floor bedroom with a private en-suite and separate access could function as a guest suite, self-contained annex, or multi-generational wing. Practical features include new roof, full rewire, new plumbing, upgraded insulation, double-glazed aluminium-style glazing and fast broadband, all completed during the 2022 renovation.
The plot is a defining asset — expansive lawns, specimen trees, woodland edges and a sunny south-west aspect offer privacy and scope for recreational or equestrian uses (subject to permissions). Practical parking is provided by two entrances and dedicated parking areas, plus two garden sheds for storage.
Important considerations: the house is heated by an oil-fired boiler, council tax is described as quite expensive, and the EPC currently rates F. The setting is private and rural — secluded but not remote, with Battle and its shops, highly regarded schools and a mainline rail link to London about a 10-minute drive away. These factors suit families seeking space, character and countryside living, while buyers should factor ongoing fuel costs and potential EPC improvement works into their plans.
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