See the virtual tour here or on the foley and neville websitemain specifications: A very rare opportunity to purchase A large and successful approximate 7,761 square foot detached public house * not grade listed * includes adjoining extensive sized car park with 50 spaces and possibly suitable in part or in whole for residential or further commercial development subject to planning * A freehold and free of tie destination pub.The large existing public house comprises of:• 200 cover function room• 70 cover restaurant• 60 cover bar area• fully fitted kitchen• beer garden• 8 separate letting rooms with ensuites• large 2 bed owners flat• undergone extensive refurbishment including A new roof• turnover between £16,000 to £20,000 per week ( circa £800,000 to £1,000,000 per annum)• huge scope to expand• in same hands for over 12 years• (builders and developers please note) also ideal for conversion into residential apartments and construction of new homes in the car par areas subject to planningdescription: This substantial sized detached and successful freehold public house offers a variety of business opportunities for all types of investors, whether they are looking to enhance and grow an already productive restaurant and function room business with 8 letting rooms in addition to a large two bedroom staff / owners flat, or completely redevelop the site by building terraced or detached houses in the large car park area currently for up to 50 cars, as well as either converting the large 7,761 square foot pub into up to 16 flats or to knock down and replace with more new houses, again subject to planning.Situation: Located on the outskirts of Hailsham in the area of Horsebridge and easily accessible to the main London and Eastbourne access road networks, as well as being within easy driving distance of Polegate mainline train station, this commercial property is perfectly located for investors looking to grow an already successful business, or redevelop into a residential new homes site.Numerous dining areas: This public house already has an ideal layout of numerous dining areas to suit various client types if required. For example, family dining suitable also for children.Large function room: Perfect for weddings, Christenings, business meetings and company Christmas parties.General bar: With extensive seating areas.Kitchen: A fully functioning and well-equipped commercial kitchen able to service all of the above needs.Letting motel rooms with ensuites: 8 in total and well-presented all of which have ensuites.Staff / owners two bedroom apartment: Located on the first floor and well proportioned.Formal rear reception hall: Ideal for accessing the function room separately from the other dining and drinking areas with an office adjoining.Numerous toilet facilities: Male and female, as well as disabled and other facilities.Beer garden: Located to the rear of the premises and enjoying a southerly aspect.Car park: An extensive tarmac area for parking up to 50 vehicles. Also, perfect subject to planning for redevelopment into a location for detached or terraced houses subject to planning.Council tax band: A

Guide price: £1,795,950main specification: Presently under construction : A large and very unique bespoke detached five / six bedroomed architect designed country residence with 3 acres of adjoining paddocks and option to purchase A further 1.5 acre parcel of land with well stocked fishing lake * wonderful rural views * quiet rural setting * located at the end of A no through rural lane * detached approximate 2000 square foot storage building * further deatched double garage with annex / home office potential subject to planning * private electric entry gates * three ensuites * luxury family bathroom / shower room * cloakroom / wet room * study / bedroom six * impressive glazed entrance and reception hall * impressive open plan luxury kitchen / breakfast room / dining room / living room * separate utility room * alfresco dining terrace * private balcony to bedroom one * dressing room also to bedroom one * underfloor heating to ground floor * mvhr (mechanical ventilation and heat recovery system) * air source heat pump * 10 year building warranty *• architect designed bespoke 5/6 bedroomed country residence• approximately 3 acres of adjoining paddocks• far reaching rural views• further 1.5 acres of adjoining land including A stocked fishing lake available by further negotiation• 2,000 square foot further detached storage barn• detached double garage with potential annex / home office above subject to planning• energy efficent including air source heat pump and mvhr systems• secluded location away from main roads• 10 year building guaranteedescription: Presently under construction: A once in a lifetime opportunity to purchase a unique high specification luxurious and substantially sized bespoke architect designed detached 5/6 bedroomed country residence.It is currently understood to be in excess of 2,400 square feet, with 3 acres of adjoining grass paddocks encapsulated beyond by breath-taking far reaching rural views.Furthermore, this imposing and stunningly designed property has the further unique attribute of having a detached approximate 2,000 square foot storage building / private workshop which could be considered perfect for the storage of perhaps a purchaser’s private car collection, or even a small yacht / power boat amongst other options.In addition, this country residence which is located at the end of a secluded and quiet no through road, has the benefit of many of today’s technological advances incorporated to ensure excellent energy efficiency and low running costs. This includes an air source heat pump, underfloor heating to the ground floors, mvhr (mechanical ventilation and heat recovery system) and energy efficient glazing in addition to high specification insulation.The existing accommodation design is generous and specifically embraces the property’s natural light throughout. This immediately begins with a fabulous glazed entrance continuing with the same remit to include a cloakroom / shower / wet room opposite the large study / bedroom six, a spectacular open plan kitchen / breakfast room / living room and dining room, with the ability and option to connect to the outside’s alfresco dining area and entertaining terrace that also benefits from the spectacular views beyond the property’s 3 acres of grass paddocks.To the first floor, there are a further five double bedrooms, three of which have luxurious ensuite facilities in addition to a luxury family bathroom / shower room. The main bedroom suite also has a dressing room and a large private balcony with spectacular rural views.Outside, the property has a large driveway with extensive parking and a detached double garage with an external staircase leading to a first-floor storage room / potential future home office or guest accommodation / annex, subject to planning being obtained.Location: Hidden away at the end of a quiet no through road and rural lane in a country setting, yet abutting ancient woodland and open farmland with spectacular views, this property is also strategically located with easy access to the London road which provides access to either Uckfield or Eastbourne within a short drive.The mainline train stations of Polegate and Uckfield in addition to Berwick for Lewes and the city of Brighton are also within easy driving distance, making this property perfect for London and Brighton commuters alike.Although there are local shopping facilities nearby, more extensive shopping, as well as leisure opportunities can be found at Uckfield, Eastbourne Lewes and Hailsham. There are numerous golf courses nearby including Wells Hurst and the East Sussex National.Depending upon educational requirements, there are numerous renowned teaching institutions to choose from, including, Eastbourne College, Bede’s, Battle Abbey and Mayfield School for Girls together with some excellent state schools to name but a few.Accommodation: Approached from the front driveway and path that leads to an imposing spectacular glazed entrance vestibule / porch.Entrance porch / vestibule: With further swivel glazed door leading into a spectacular reception hall with part vaulted ceilings.Reception hall: With feature part vaulted ceiling, underfloor heating, large coats cupboard, doors leading off to a shower room / cloakroom, study / bedroom six, large open plan kitchen / living room / dining room, as well as an impressive staircase leading to the first-floor accommodation.Cloakroom / shower room / wet room: With W.C., wash basin and shower.Study / bedroom six: A double sized room, underfloor heating, fitted storage cupboard / wardrobe, window to front aspect.Large open plan feature kitchen / dining room / living room: With extensive bespoke range of modern units and central island, feature log burner, breakfast bar, adjoining formal dining area large glazed feature windows with aspects to side and rear garden and the fabulous far-reaching views beyond over the adjoining paddocks. Twin doors opening out from the of the dining room to the adjoining covered terrace / alfresco dining and entertaining area, again with the benefit of the wonderful rural views.Open plan living room: With bi folding doors which are able to attach the covered terrace also. This further alfresco extension of the living room also enjoys spectacular views of the adjoining paddocks and rural views beyond.Utility room: Adjoining the kitchen and also with range of units and areas for appliances, as well as a window with aspect to front and a door leading to outside to the side garden.First floor accommodation: Approached from the reception hall via the feature staircase which rises up to reach the generous sized landing.Landing: With large skylight, and doors leading off to bedrooms 1,2,3,4 and 5, as well as a luxury family bathroom.Bedroom one with dressing room, luxury ensuite bathroom / shower room & large balcony with stunnig views: Comprising of a double sized room with an initial entrance hall and an adjoining side dressing room with bespoke fitted wardrobe cupboards, further wardrobe cupboards to the side of the hall. The bedroom is double sized with glass sliding doors opening out onto the fabulous large balcony with breath-taking views. Further door to ensuite luxury bathroom / shower room.Ensuite luxury bathroom / shower room for bedroom one: Comprising of a fitted bath, separate double shower, twin feature wash basins W.C., window with aspect to side.Bedroom two with ensuite luxury bathroom: Comprising of a double sized bedroom, fitted wardrobe with feature large corner glazed window enjoying amazing views. Further door to ensuite luxury bathroom.Ensuite luxury bathroom to bedroom two: Comprising of a fitted bath, wash basin and W.C.Bedroom three: A double sized room with large window.Bedroom four with luxury ensuite shower room: A double sized room with window enjoying a side aspect and door leading to ensuite.Ensuite luxury shower room to bedroom four: Comprising of a double sized shower, W.C., wash basin, window with aspect to front.Bedroom five: A double sized room with window having aspect to front.Luxury family bathroom: Comprising of fitted bath, W.C., wash basin and window with aspect side.Outside: Set within its own private landscaped gardens and also benefitting from approximately 3 acres of adjoining grass paddocks which are complimented by beautiful rural views beyond. This unique bespoke architect designed detached 5/6 bedroomed residence also has a large two storey detached double garage with exterior staircase leading to an extensive sized open plan room possibly suitable for conversion, subject to planning into a guest annex or home office.Driveway: Accessed by bespoke electric gates and of a generous size and easily able to accommodate a number of vehicles at any one time.Large detached circa 2,000 square foot agricultural building: Located conveniently away from the main house and positioned abutting the adjoining woodland.This large building is an extremely useful attribute and measures circa 2,000 square foot. It was originally an agricultural building already located on this rural site and has high vaulted ceilings with large entrance doors, making it ideal for substantial sized items to be stored. In our opinion this large building is considered perfect for housing valuable car collections, machinery or even a small yacht / power boat etc.Internally it already has the benefit of a cloakroom and kitchenette, so could also easily become an excellent home office building amongst other private uses, subject to planning.Adjoining grass paddocks: Approximately 3 acres in total and beautifully framed with breath-taking far-reaching views beyond.These paddocks are fairly level and pleasant in appearance as well as being considered perfect for equestrian use, with equine enthusiasts being able to most likely obtain planning permission for stabling and an all-weather menage in the future.Fishing lake option: Please note: There is an option to purchase an additional 1.5 acres with a well-stocked large pond / small fishing lake.

LocationBeards Farm is located within the hamlet of Trolliloes, approximately 1.5 miles to the east of Cowbeech village, and 2.1 miles to the north east of Herstmonceux. The historic town of Battle is approximately 9.4 miles to the north east, and the coast at Pevensey Bay, approximately 9 miles to the south east.Mainline railway stations can be found in Polegate (8.7 miles) and Battle (10.7 miles).DescriptionBeards Farm has been within the same family ownership since 1949 and comprises a traditional Sussex residential and grassland farm with a charming farmhouse of weatherboard, brick, and tile hung elevations beneath a tiled roof, a range of agricultural outbuildings, and hedge enclosed pasture fields.Lot 1:The farmhouseThe detached farmhouse is of weatherboard, brick, and tile hung elevations beneath a tiled roof. It is believed that the farmhouse dates from the early 19th century, with extensions added in the mid/late 20th century.The accommodation, which would now benefit from refurbishment, briefly comprises:Ground floorThe original front door to the southern elevation opens to an enclosed Entrance Porch with exposed brick floor.Inner Hallway with exposed brick floor, stairs to First Floor, and doors to:Living Room (12'.5" x 10'.1") with exposed brick floor, exposed ceiling timbers, and wooden panelling to walls. Former inglenook fireplace with bressummer beam and painted brick surround.Sitting Room (15'.6" x 8'.2") formerly used as the farm office, with part exposed brick floor, exposed ceiling timbers. Store Room/Alcove off, and steps down to Scullery.Kitchen (11'.3" x 6'.7") with fitted units beneath worktops and Stainless-Steel sink and drainer. Open plan to:Breakfast Room (11'.6" x 11'.4") with exposed ceiling timbers, further fitted storage units, oil-fired aga.Dining Room (15'.4" x 9'.10") with parquet floor, fireplace with painted chimney breast and tile hearth.Inner rear hall with door to:Boot Room with doors to outside.Shower Room with shower, wash basin and W.C.First floorLanding with doors to:Master Bedroom (15'.4" x 9'.11")Bedroom 2 (11'.11 x 9'.2")Bedroom 3 (13'.9" x 6'.6")Bedroom 4 (9'.2" x 7'.10")Family Bathroom with panelled bath, airing cupboard housing hot water cylinder, pedestal wash basin, and W.C.OutsideA pathway flanked by lawns leads from the parking area to the farmhouse, with a brick paved pathway continuing to a covered seating area attached to the north-western elevation of the house and the garden to the south east, which comprises further areas of lawn and a variety of specimen trees and shrubs. Other features of the garden include a traditional flint wall running part of the boundary with Bemzells Lane, a wooden Summer House, and a Garden Workshop of flint and brick elevations beneath a tiled roof.OutbuildingsArranged around a concrete yard located to the west of the farmhouse, the range of traditional and modern agricultural outbuildings include:Building 'A': Grain / Straw Store. A three-bay steel framed barn of corrugated asbestos/fibre cement and tin sheeting elevations beneath an asbestos/fibre cement roof.Building 'B': A fully enclosed traditional brick and flint Barn with a slate roof. Attached to:Building 'C': Former Milking Parlour and Dairy of block and weatherboard elevations beneath a slate roof. Attached to:Building 'D': A traditional timber framed Sussex Barn of weatherboard elevations beneath acorrugated tin roof. Attached to:Building 'E': Covered Yard with concrete floor and block and corrugated tin elevations beneath an asbestos/fibre cement roof. Attached to:Building 'F': Covered Yard with concrete floor and block elevations beneath a corrugated tin roof. Attached to:Building 'G': Two bay concrete framed Barn with concrete floor and corrugated tin sheeting to the south western elevation beneath a corrugated asbestos/fibre cement roof.Building 'H': Three bay steel framed Hay Barn with corrugated sheeting to three elevations beneath a corrugated asbestos/fibre cement roof.Building 'I': Bull Pen with Shelter to eastern elevation.Building 'J': Open fronted Log Store attached to:Building 'K': Open fronted Machinery ShedBuilding 'L': Triple Garage.The landThe land within Lot 1 is classified as Grade 3 and divided into five grass enclosures with scattered woodland shaws, two of which benefit from naturally fed ponds.Lot 2:Lot 2 is located to the north side of Bemzells Lane and comprises a yard with a steel-framed three bay agricultural barn (building 'M'), and a workshop (building 'N') of brick elevations beneath a corrugated tin roof. The land is divided into four grass enclosures, with a single block of woodland (approximately 2.63 acres) to the north-eastern boundary.Lot 2 also benefits from two ponds.ServicesFarmhouseMains electricity and water. Private drainageOutbuildings and YardA majority of the outbuildings within Lot 1 are connected to mains electricity, and the yard has a mains water connection.There are no services connected to the yard and outbuildings within Lot 2.LandA number of the fields within lots 1 and 2 currently have, or historically had, access to water troughs.Method of saleThe property is offered for sale by private treaty.TenureThe property is freehold and will be sold with vacant possession.Easements, wayleaves and rights of wayThere are two public footpaths crossing Lot 2.The property is sold subject to and with the benefit of all existing rights whether public or private, including rights of way, supply, drainage, water and electricity supplies or other rights, covenants, restrictions and obligations, quasi-easements and all wayleaves whether referred to or not within these particulars.Agent's noteWe have prepared these sale particulars as a general guide and none of the statements contained within them should be relied upon as a statement of fact. All measurements are given as a guide and no liability can be accepted for any errors arising therefrom. We have not carried out detailed or structural surveys, nor tested the services, appliances, or any fittings.Overage provisionLot 1 will be sold subject to a 30% overage provision that will be triggered in the event of planning consent being granted for any additional residential dwellings within a period of 30 years from the date of sale.Lot 2 will be sold subject to a 30% overage provision that will be triggered in the event of planning consent being granted for any residential development within a period of 30 years from the date of sale.Basic payment entitlementsEntitlements may be available by separate negotiation. The 2022 bps claim has been submitted by the vendors and the payment retained by them. The purchaser(s) will be required to comply with the Cross-Compliance Rules from the date of completion until 31st December 2022 andindemnify against any breach committed during this period.PlansThe plans provided are for identification purposes only and purchasers should satisfy themselves on the location of external or internal boundaries prior to offering.PhotographsPhotographs taken during the summer of 2022.Purchaser identificationIn accordance with the Anti- Money Laundering Regulations, we are now required to obtain proof of identification for all purchasers. Btf employs the services of Smartsearch to verify the identity and residence of purchasers.ViewingsThe vendors and their agents do not accept any responsibility for accidents or personal injury as a result of viewings, whether accompanied or not