5 Bedroom Farm House

Holly Tree Cottage

£1,250,000 Offers In Excess Of

  • Grade II Listed Property
  • Period Country Residence
  • Rural setting close to the Village Centre
  • 4/5 Bedrooms
  • Spacious Sitting Room with Inglenook Fireplace
  • Beautiful Grounds
  • Double Garage
  • Workshop
  • Detached Barn
  • Parking for at least 4 cars

Shelleys Estates, independent estate agents, are delighted to offer this beautiful country residence for sale.  This Grade II Listed home is situated in Norlington Lane in the village of Ringmer, close to the County town of Lewes.

This 17th century property which is older in some parts, is very well presented throughout and is filled with character.   It sits in lovely grounds with gardens to the side and rear offering views over open fields.   The vehicular access is gated and there is plenty of room to park at least four cars as well as a Double Garage.  There is a Workshop to the rear of the garage and a Barn situated at the end of the garden.  There is potential to convert the Barn into further living accommodation, subject to planning.

Holly Tree Cottage located in a country lane which runs north from the centre of the village and is close to the Village Green and local shops, amenities and schools.  The centre of the village is within walking distance.

Ringmer benefits from a small Morrisons supermarket, post office, butchers, bakers, pet shop and off licence.  There is also a chemist and doctors surgery as well as a dentist in the village.  In addition there are a couple of cafes and public houses as well as some take away restaurants.

There are excellent primary and secondary schools in Ringmer and the County town of Lewes is a couple of miles away.  There is a good bus service from the village to Lewes with its mainline train service to London and Brighton.

Lewes is just a few miles away and has 3 supermarkets, lots of independent shops, cafes and restaurants.  

The Property

The downstairs accommodation consists of a large sitting room with two fireplaces and exposed beams.  There is an L shaped kitchen/breakfast room and larder with a door leading to the back garden.  Situated beyond the sitting room is a study and at the rear of the sitting room is a downstairs cloakroom and separate shower room.  There is also rear access and a separate staircase leading to two double bedrooms upstairs.  This area will be popular to families with older children and would also make excellent guest accommodation.

Upstairs there are four double bedrooms and a family bathroom.  There is a separate room off the Master Bedroom which could be used as a nursery or dressing room and could also be made into a separate 5th bedroom.  There are three staircases in the property.  One at each end of the house and one in the sitting room.


You enter Holly Tree Cottage through a glazed front door with the sitting room to the right and kitchen to the left.  Oak flooring.

Sitting Room

This is a spacious L shaped sitting room with a sash windows to the front and rear and a door leading to the garden.  This room has a lovely inglenook fireplace with a cast iron wood burner and a second fireplace which also has a wood burner.   An oak staircase leads from this room to the bedrooms.  Exposed wooden beams throughout. Carpets.  

Kitchen/Breakfast Room

This triple aspect kitchen has a porthole window to the front of the house with double glazed windows to the south and west garden. Door leading to the gardens. Stone flooring with Underfloor heating.  There is an excellent array of bespoke wall and base units with granite worktops.  Butlers sink with mixer tap below the window to the rear, Stanley range with double hot plates and ovens and well as a separate two burner gas hob.   Walk In Larder. Fitted Dishwasher, washing machine.  Door to the staircase leading to the first floor Master Bedroom.


This is off the sitting room and is a double aspect room with windows to the side and rear gardens.  Brick chimney breast and exposed brick floor.  Fitted shelves.


Low level wc and wash basin with counter top, mosaic tiled splashback.  Airing cupboard with pre-lagged copper hot water tank and immersion heater.  Oak flooring.

Shower Room

This is a modern wet room with Travertine tiling and independent shower with glass screen.  Contemporary glass wash basin with mixer tap.  Underfloor heating.


Master Bedroom  (2 rooms)

This is double aspect bedroom has views over open fields to the front and overlooks the garden to the rear and open countryside.  The ceiling has exposed beams and there is a feature cast iron fireplace.  Wardrobe cupboard with hanging rail and cupboard over.  Double radiator and hatch to the insulated roof space.  Oak door to central landing and arch to another room which could be used as a dressing room, nursery or could easily be closed off to make a separate bedroom.  

The second room has a double glazed window with views across open fields, exposed wall beams and arched doorway to the landing and bathroom with stairs beyond leading down to the kitchen.

Family Bathroom

Casement window looking to the side and front driveway.  Roll top bath with claw feet, mixer tap and shower attachment.  Wash basin with counter top.  Low level wc.  Storage cupboard and immersion heater.  Airing cupboard.  Wall beam and double radiator.

Bedroom 3

A double bedroom with carpet flooring.  Double casement window overlooking open countryside.  Original exposed oak beams including arched feature.  Hatch to further insulated roof space.  Eaves storage.

Bedroom 4

A further double bedroom.  Double glazed casement window.  Exposed oak wall beam and arch beams.  Hatch to insulated roof space.  Oak flooring.

Bedroom 5

Double glazed casement window with views over the back garden and open countryside.  Oak flooring.

The Gardens

The south west facing garden is mainly laid to lawn with flowers and shrubs in the borders.  There are a number of fruit trees in the garden as well as a Walnut Tree and Holly trees.  The garden borders immediately onto the countryside and there are beautiful sunsets which can be seen from the house and garden.   Raised vegetable beds, barrel water butt and outside tap. This is a very private, peaceful garden offering a lovely space in which to relax.

Double Garage

This double garage has power and lighting.


This is situated immediately behind the garage.  Power and lighting.

The Barn

This barn is 42' long with oak beams and exposed brick floor and timber cladding.  This detached building was originally stables but could be converted into further living accommodation (subject to planning permission).  It would also make a fabulous home office.  Power and lighting.


Floorplan for Norlington Way

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