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Brookpit Lane, Climping, West Sussex, BN17

Guide price £1,450,000

5 Beds 3 Baths 4 Receptions

REF: ARU160110



  • Elegant grade II listed farmhouse set in beautiful secluded grounds and within half a mile of the beach
  • Reception Hall, Cloakroom, Barrel vaulted Cellars
  • Drawing Room, Dining Room, Garden Room, Study
  • Breathtaking Music Room over 24ft in length, beamed Sitting Room
  • Farmhouse style Kitchen/Breakfast Room with Aga, Utility Room
  • 5 Bedrooms, 2 Shower Rooms, one En-suite
  • Well appointed Family Bathroom, 4 Second floor attic rooms
  • An extensive range of outbuildings including Garaging and workshops
  • Heated swimming pool, Beautiful gardens and grounds, In all some 2.5 acres


A handsome Grade II Listed period farmhouse in a beautifully secluded setting, surrounded by just over two and a half acres of gardens and grounds adjoining open farmland and within half a mile from Climping beach. This impressive period farmhouse is largely Georgian in character but has earlier origins, the stone built gable end just to the north of the main Georgian house, being the original timber framed yeomans farmhouse dating from the 17th century. The Georgian parts of the house have all the elegance and proportions associated with the period with high corniced ceilings, large window bays with panelling and shutters and impressive fireplaces. The Victorians also added to the house creating a breathtaking music room of over 24ft in length and having a 14ft high corniced ceiling and full height sash windows making an ideal space for parties and entertaining. In addition to the main reception rooms, a cosy beamed sitting room and farmhouse style kitchen/breakfast room with four oven oil fired Aga provide cosy, welcoming rooms in the winter months. The generous accommodation on the first floor is reached by way of two staircases and provides five bedrooms including a guest or principal suite with shower room, together with additional well appointed shower room and family bathroom to serve the remaining four bedrooms. Four further rooms, two with attractive beams and exposed timber frame, can be found on the second floor and it is thought that these could be adapted to provide additional bedroom accommodation if required. Double gates from Brookpit Lane open onto a courtyard surrounded by an excellent range of brick and flint outbuildings including two double garages, one with inspection pit and several workshops, one with three-phase power. Partially walled gardens lie to the eastern faade of the property with an area of wild flower garden to the south. A stone terrace runs the length of the house and is approached via doors from both the kitchen/ breakfast room and garden room, which has a run of bi-folding doors opening onto the terrace and having lovely views over the surrounding gardens and grounds. This sheltered sitting area is planted with wisteria, magnolia grandiflora and clematis, looking out over broad areas of lawn to the paddock and farmland beyond. Around the house area is the garden divided by neatly clipped beech hedging and a five-bar gate provides an access to the manageable kitchen garden planted with vegetables and fruit trees including apple, pear and plum. From here an arched gate set in an attractive stone wall leads through to the heated swimming pool, which is situated in a walled courtyard garden with sun terrace and borders planted with acanthus, climbing roses and agapanthus. An attractive brick built pool provides a focal point for summer entertaining as well as changing facilities and a plant room. To the south of the formal gardens lies the paddock enclosed by a post and rail fencing and lined with a beautiful avenue of tall poplar trees along its western boundary which adjoins neighbouring open farmland. To the east of the paddock there is a most attractive pond home to a variety of wildlife and a nearby gate in the vegetable garden provides convenient secondary access to the lane.

Reception Hall Fielded panelled front door with semi-circular fan-light above, radiator, access to Barrel Vaulted Cellars.

Barrel Vaulted Cellars Approached by way of the gently descending staircase.

Cellar 1 Light and power, game niche.

Cellar 2 Light and power.

Cloakroom Close coupled WC, pedestal wash hand basin, heated towel rail, fitted cupboards.

Drawing Room Handsome open fireplace with carved mantelpiece, marble slips and hearth, casement door to one side with shutters, window bay with panelling amd three quarter height sash windows, two radiators, corniced ceiling, two picture light points.

Dining Room An elegant room with dentil corniced ceiling, twin three quarter height sash windows with shutters and panelling, open fireplace with mantlepiece, panelling to dado height, arched sideboard recess, three radiators, five picture light points.

Garden Room Tiled floor, radiator, a run of bi-foldiong doors opening onto the terrace and gardens.

Central Staircase Hall 5.8m" x 3.18m Staiurs rising to First Floor, wall light point.

Sitting Room Open fireplace with brick mantlepiece, two radiators, attractive exposed beams.

Study Radiator, fireplace with mantlepiece and recessed cupboards to either side, two wall light points.

Garden Porch Chequered tiled floor, access to gardens.

Music Room An elegant room with large sash windows, 14ft high corniced ceiling with egg and dart plaster mouldings, fireplace with mantlepiece, panelling to dado height, access to Utility Room and Kitchen/Breakfast Room.

Utility Room Tiled floor, access to courtyard. Matching cupboards and drawers, butler sink, hardwood work surface, tiled surrounds, plumbing for washing machine and space for tumble dryer, recessed spotlights.

Kitchen/Breakfast Room Tiled floor, attractive brick chimney breast style recess with bessumer beam mantle above housing four oven oil fired Aga, tiled surround and lighting, tiled work surface to one side with cupboard beneath. An excellent range of matching pine cupboards and drawers, tiled work surfaces, double bowl stainless steel sink and drainer with mixer tap, Bosch dishwasher, four plate electric ceramic hob, recess for microwave, recess for fridge/freezer, recessed spotlights, oak ceiling beam, recessed cupboard housing Kerina oil fired boiler with programmer, casement door to terrace and garden.

- Main staircase to

South Landing Radiator, stairs to second floor Attic Rooms.

Bedroom 2 Fireplace with polished slips and hearth, two radiators.

Bedroom 3 Two sash windows, two recessed wardrobe cupboards, two radiators.

Secondary Hall Radiator.

Bathroom Close coupled WC, pedestal wash hand basin, panelled bath with mixer tap and shower attachment, shower mixer unit, folding shower screen, fully tiled surrounds, radiator/heated towel rail, tiled floor.

Shower Room Close coupled WC, pedestal wash hand basin with mixer tap, shower cabinet, radiator/heated towel rail, fully tiled walls, shaver point, airing cupboard housing jacketed hot water cylinder with slattered shelving.

North Landing Access by way of the central staircase Hall below. Radiator, two wall light points, beamed ceiling, exposed wall timbers, recessed storage cupboard, hatch to further Attic Rooms.

Bedroom 1 'L' shaped, oak ceiling beams, views over the courtyard and approach, radiator.

En-suite Shower Room Close coupled WC, pedestal wash hand basin, large shower recess with mixer unit and sliding glazed door, fully tiled walls and floor, radiator.

Bedroom 4 Radiator, two wall light points, exposed timbers.

Bedroom 5 Radiator, recessed cupboards.

Second Floor Staircase from South Landing leading to

Attic Room 1 Leading to

Attic Room 2 Recessed cupboard.

- Loft hatch and extending ladder from North Landing leading to further second floor rooms as follows:-

Landing With beamed ceiling and eaves cupboard.

Attic Room 3 Windows set into gable end, exposed beams.

Attic Room 4 Exposed beams and timber frame, windows set into gable end.

Outside Formal gardens to the eastern facade of the house are enclosed by low brick and flint walls. To the eastern boundary brick piers support a gate opening onto a central stone pathway flanked by lawns and borders supporting roses and ?? leading to a panelled front door set into an attractive entrance portico with fanlight above.The impressive four bay Georgian facade of the house can be much appreciated from this side of the property as can the original 16th century brick and flint farmhouse visible to the north, set between the Georgian house and the later addition of the Victorian Music Room.The formal garden is sheltered by an impressive variety of mature trees and an area of wild garden lies to one side, also partially walled and home to a handsome ancient mulberry tree.The vehicle access from Brookpit Lane lies to the north with a five-bar gate opening onto a courtyard surrounded by a collection of brick and flint outbuildings including Garaging with inspection pit and several workshops, one with three-phase power.A walled terrace runs the length of the house and is approached from the Kitchen/Breakfast Room and Garden Room. Here the walls are planted with magnolia, grandiflora, wisteria and clematis and the terrace provides several sheltered sitting areas looking out over broad areas of lawn to the paddock and open farmland beyond.The immediate garden has an orchard and central lawn with rose beds and traditional borders planted with flowering shrubs, roses and climbers. Handsome mature trees create attractive focal points from various parts of the garden.To the south west lies the paddock, enclosed by post and rail fencing and lined with a beautiful avenue of poplar trees along its south western boundary. A five-bar gate provides access to the manageable but production kitchen garden enclosed by neatly clipped box hedging. In addition to the vegetable bed there are a number of fruit trees including plum, apple and pear. A gate provides secondary access from here to the lane. An arched gate set into the stone wall leads through to a walled courtyard providing a sheltered setting for the heated swimming pool. This is surrounded by a sun terrace and borders are planted with an attractive display of acanthus, climbing roses and agapanthus. A brick built Pool House provides a focal point for summer entertaining together with changing facilities and a Plant Room.