Cross in Hand, Heathfield

**Guide Price £2,250,000 - £2,500,000**
An exceptionally fine Victorian country house of 6,800 sq ft, with Gothic influences, sympathetically updated in recent years, commanding distant views to the South Downs and privately set within established park-like grounds of about 11.9 acres, including a small lake. EPC D

Description
Holbrook House is a wonderful Victorian country house of 6,800 sq ft, with Gothic influences, providing superb room proportions, excellent ceiling heights throughout, large sash windows providing views over the private gardens and grounds and beyond.
The property has been subject to much care and attention by the current owners including rewiring, re-plumbing and the provision of mains gas central heating.
The features of the property include:
• Arched front door with stone surround leading to an entrance vestibule with wood strip flooring. A further door opens to the magnificent reception hall with an elegant staircase to the first floor having a cupboard beneath, wood strip flooring and part glazed door to the outside. Cloakroom with tessellated tiled floor, WC, wash basin and feature round window.
• The fine drawing room has herringbone woodblock flooring, an attractive fireplace, two bay windows and doors leading to the south-facing terrace.
• The impressive dining room has a marble fireplace, a deep square bay window and three sets of glazed doors to the south-facing terrace. Further double opening doors lead to the east-facing terrace.
• The study has three fully glazed doors opening to the outside, a fireplace with wooden mantelpiece, tiled slips and hearth, and a fitted storage cupboard.
• The superb kitchen/breakfast/family room has a 6-ring Rangemaster gas hob with ovens beneath and extractor above, twin butler sink inset into Corianwork surfaces with drainer to the side, integrated dishwasher, range of base units. Central island unit with sink unit inset into Corian worktop, cupboards and drawers beneath. American fridge/freezer inset into larder cupboard unit.
• From the breakfast/family area there are three sets of glazed doors leading onto a terrace with wonderful views over the garden and beyond. Door to the pantry with stainless steel sink unit with drainer to the side, work surface, range of shelving, space for wine racks, additional fridge/freeze, floorboards. The cellar is divided into three areas with good ceiling heights and door to the outside. Door to the rear hall with second cloakroom with WC and wash basin, secondary staircase to the first floor.
• The play room has a cast iron fireplace with duck’s nest grate, broad oak floorboards. This is a useful double aspect room with sash windows either side. Door to the garage.
• A wide staircase with oak balustrade leads to the spacious landing with full height windows to the half landing.
• The master bedroom is double aspect with superb southerly views to the sea and the South Downs. Marble fireplace. Spacious en suite shower/dressing room with large walk-in shower cubicle, twin sink units, WC, extensive range of bespoke fitted cupboards with hanging rails and drawers.
• Bedrooms 2 and 3 share a large Jack and Jill bathroom with panel-enclosed bath with drench head shower above, pedestal wash basin, WC, black and white tiled floor and heated towel rail.
• Bedrooms 4 and 5 are located to the north-east of the house and approached via a doorway leading to an inner landing and also served by a secondary staircase. Both of these rooms are of generous proportions with fitted wardrobes.
• There is a family bathroom with rolltop slipper bath with claw and ball feet, pedestal wash basin, WC, heated towel rail, black and white flooring, and an additional shower room with walk-in shower cubicle, pedestal wash basin, WC.
• On the inner landing is a utility room with plumbing and space for washing machine and tumble dryer, two hot water cylinders and water tanks, and an airing cupboard.

Outside
Holbrook House is approached over a driveway initially shared for a short distance and then onto its own private driveway culminating in a large gravelled parking/turning area to the front of the house which in turn leads to the garaging.
The gardens are a magnificent feature of the property with a selection of mature trees and shrubs including impressive Wellingtonias.
They are principally laid to lawn with a selection of flower borders, stone walls, and broad York stone terrace which wraps round the south and side of the house. There is an ornamental area of garden with stone pathways and seating areas with mature acer and rhododendrons. This area in turn leads to the hard tennis court which was resurfaced in 2021 and is discreetly tucked away out of view of the house.
The lawns gently slope down over a ha-ha and a further area of lawn to the small lake. There are areas of pasture with a good number of mature field oaks, and agricultural access onto Pook Reed Lane.
In all about 11.9 acres

The Outbuildings
Two sets of electronically controlled double opening doors to the double garage with further additional machinery store to the rear with separate access and gardener’s WC. Brick and tile former kennel.

Former Coach House:
This can be approached from a spur off the driveway and there is also access from a separate drive. It is of brick construction beneath a pitch slate roof and attached via a corner of the property.
It is currently divided into two rooms, one of which is large and L-shaped with two sets of double opening doors, concrete flooring and tongue and groove panelling to the ceiling. The second room has a fireplace fitted with a gas stove (now defunct), and tongue and groove panelling to the walls.
To the front of the coach house is a cobbled area and to the side are the walled remains of a former cottage.