Guide Price 850,000 Freehold
Church Lane, Upper Beeding, BN44 3HP
Under Offer
5 bedroom Detached



  • Family house with annexe
  • Fully self-contained annexe
  • Large conservatory
  • Versatile accommodation
  • Five bedrooms plus annexe bedroom
  • Generous plot
  • West-facing garden
  • Ample parking


The property is on the west side of Church Lane which is a turning off the village High Street. It is convenient for Upper Beeding shops close to the river bridge and also Hyde Square shops. In addition, the village has two churches and two public houses, primary school and planned Sixth Form College. The house is a short walking distance from open countryside and riverside walks in the Adur Valley and the South Downs National Park.

Upper Beeding is just over a mile from Steyning, where there is Steyning Grammar School and a variety of shops and eateries and a sports centre with swimming pool. Lancing College, Sompting Abbotts Preparatory School and Shoreham College for private education are close by.

The coast at Shoreham-by-Sea is just over four miles where there are superstores and a main line railway station to London/Victoria. Hassocks Station is about 20 minutes by road, for access to all main London stations. Brighton is about 12 miles, and Worthing 8. Crawley and Gatwick Airport can normally be reached in 40 minutes by road. Excellent access links to A23, A24 and A27.

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EPC graph

EPC Graph

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Floorplan of Church Lane, Upper Beeding, BN44 3HP

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A spacious and versatile individual detached five-bedroom house (four doubles and one single) plus a double-bedroom self-contained annexe. The house provides excellent family space with a substantial conservatory spanning the width of the main house, creating an ideal space for entertaining. The house was built c.1930 of traditional construction with attractive pebbledash elevations under a pitched and tiled roof with period sash windows (with discreet secondary double glazing) to the front of the house, and PVCu casement double-glazed windows to the rear. The main house retains much of its original joinery, with a well-proportioned double-aspect sitting/dining room with bay window and wood-burning stove. Excellent family space includes a substantial conservatory spanning the width of the main house, which links the house to the west-facing garden and decking, creating an ideal space for entertaining. For a larger family, the adjoining one-bedroom annexe built in 2015, with kitchen, bathroom and living area, provides versatile accommodation and could be used as a separate work space. Alternatively, the link door to the main house means it is ideal for a dependent relative, or, with its own separate entrance, as a source of income (it is currently let at 550 per calendar month). The main house and annexe each have their own modern combi boilers providing gas-fired central heating to radiators and hot water. Tiled areas in the main house are complemented with underfloor electric heating.

Ground Floor

Entrance Hall

Stable door to part glazed storm porch.

Original front door to entrance hall. This runs from the front of the house through to the conservatory. Limestone tiled flooring with underfloor heating. Two understairs storage cupboards, one with coat rail.

Cloakroom/Utility Room

7'3" x 5'9" (2.21m x 1.76m) Limestone tiled flooring. WC. Limestone work surface with undermounted oval ceramic washbasin. Integrated Hotpoint washing machine and Neff freezer. Cupboard housing Worcester combi gas-fired boiler, providing hot water and central heating. Recessed ceiling lights. Attractive round window.

Living Room Space

Sitting Room: 13' x 11'1" (3.96m x 3.38m) Fitted cupboards to either side of attractive brick fireplace with slate hearth, fitted with a Jotul wood-burning stove. TV point. Sliding patio doors to conservatory.

Dining Room: 13' x 12' (3.96m x 3.64m) plus bay window. Overlooking the front garden.

Large Conservatory

26'5" x 9'3" increasing to 15'6" (8.06m x 2.83m < 4.74m) Overlooking the rear garden. Double doors to raised decked area. Radiator. TV point. Limestone tiled flooring with underfloor heating. Internal door to annexe.


14' x 7'7" (4.25m x 2.33m) Limestone tiled flooring. Good-quality and comprehensively-fitted kitchen with polished granite work surfaces in an ergonomic design with breakfast corner end. Space for range cooker with designer glass and steel filter hood. Range of wall and base units and drawers including 'magic corner' to optimise corner space, pull-out larder. Undermounted Blanco Silgranite Belfast-style sink. Miele integrated dishwasher. Jambour roller shutter unit with inset power. Underlighting and recessed ceiling lighting. Space for tall fridge. Sliding doors to conservatory.

From the entrance hall stairs lead to the FIRST FLOOR.

First Floor


Exposed sealed floorboards.

Bedroom 1

13'8" x 12'3" (4.18m x 3.75m) Double bedroom with double aspect and views east to the ridge of the South Downs and west overlooking the rear garden and South Downs. Range of built-in wardrobes with storage units over. TV point. Loft access to loft 1.

Dressing Room

13'10" x 7'4" (4.24m x 2.24m) Double aspect. Range of shelved storage cupboards. Exposed sealed floorboards. Note: This area has potential to provide an en-suite facility to the main bedroom.

Bedroom 3

12' plus bay window x 9'5" (3.64m x 2.87m) Double bedroom with bay overlooking the front garden with views to the Downs beyond. Full-width range of built-in wardrobes with storage units over. Exposed sealed floorboards.

Bedroom 4

11' x 9'5" (3.36m x 2.89m). Double bedroom with large window overlooking the rear garden. TV point. Exposed sealed floorboards.

Bedroom 5

7'4" x 6'7" (2.25m x 2.02m). Currently used as an office overlooking the front garden with views to the South Downs. Exposed sealed floorboards.

Family Bathroom

White suite of offset corner Carronite panelled bath with mixer tap, complementary circular washbasin with mixer tap, WC with concealed cistern. Step up to shower recess with Corian shower wall-boards, overhead light and extractor. Pair of chromium radiator/towel rails: one central heating radiator and one electric. Fitted medicine cabinet. Adjoining mirror with downlighting. Tiled floor with underfloor heating.

From the landing stairs lead to the SECOND FLOOR.

Second Floor

Bedroom 2

18'10" x 15'6" (5.76m x 4.74m) Double bedroom with double aspect. Two pairs of Velux roof lights providing commanding views over the village with the South Downs beyond. Designated space for wardrobe with side light window. Access to eaves for storage and access to loft 2, boarded and with light.


Gardens to Front and Rear

Five-bar gate to gravelled driveway providing ample hard standing for several vehicles. Good size front garden offering a lawned area with established trees and dry-stone retaining wall and rockery with a variety of spring bulbs and established shrubs. Outside lighting, tap and power sockets. Wood store.
The property occupies a generous plot. The rear garden faces west and enjoys a high degree of seclusion contained by fence and hedging with a decked patio area adjoining the main house and steps down to a lawned area with established planting and archway, a wildlife pond and fishpond with garden bridge leading to a screened vegetable garden. Established apple and pear trees and grape vine. The garden has several unobtrusive storage areas including two large timber garden sheds, covered storage area for clothes drying and aluminium greenhouse. A further garden shed and useful secured covered storage area running down the side of the property, both with power and lighting, provide ample storage space for this family home. A paved terrace adjoins the annexe section with gated access to the side. Outside tap and power sockets.


Self-contained Annexe

Own entrance to:

Living Space: 12'5'' x 9'10'' (3.79m x 3m) part-vaulted ceiling and pair of Velux roof lights. TV point. Patio doors to terrace. Return door to main house.

Kitchen Area

Good-quality wall and base units with sink unit. Inset Electrolux glass gas hob with Zanussi electric oven beneath and steel filter hood over. Integrated Hotpoint washing machine.

Double Bedroom

12'3'' x 9'2'' (3.74m x 2.80m) Overlooking the driveway with glimpses of the Downs. Cupboard housing Worcester combi gas-fired boiler. TV point. Counter meters for gas and electric.

En-suite Bathroom

Modern white suite of panelled bath with mixer taps with independent drench shower head over, pedestal basin, WC. Heated towel rail.


Screened patio area.

Additional Information

Services: All main services are connected.

Council Tax Valuation Band: 'F'
Council Tax Valuation Band of the Annexe: 'A'

1. Any description or information given should not be relied upon as a statement or representation of fact or that the property or its services are in good condition.
2. Measurements, distances and aspects where quoted are approximate.
3. Any reference to alterations to, or use of any part of the property is not a statement that any necessary planning, building regulations or other consent has been obtained.
4. The Vendor does not make or give, and neither Hamilton Graham nor any person in their employment has any authority to make or give any representation or warranty whatsoever in relation to this property.
5. All statements contained in these particulars as to this property are made without responsibility on the part of Hamilton Graham.
Intending purchasers must satisfy themselves on these matters.