MISTILA • MISTILA ALFRISTON • EAST SUSSEX

Individual architect designed oak‐framed house with enviable views across the

Entrance hall • Kitchen/Breakfast room/Open‐plan reception area • Snug • Study • Utility room • Cloakroom • 2 Ground floor bedrooms with en‐suite shower rooms

Master bedroom with bath and en‐suite dressing room • Guest bedroom with balcony • Shower room

Open‐bay garage • Timber‐framed store • Numerous outbuildings • Gardens • Grounds • Vegetable garden • Orchard • Woodland • Paddock

In all about 5 acres.

Alfriston 0.4 miles • Berwick Station 2.6 miles ﴾London Victoria/London Bridge 81 minutes﴿ • 10 miles London Victoria/London Bridge 68 minutes﴿ • 17﴾ miles • Horsham 37 miles • Gatwick 40 miles ﴿All distances are approximate﴾

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text. The Property Mistila sits in a stunning position overlooking the Cuckmere Valley. The property is a contemporary designed oak‐framed Eco Build, constructed with local materials to merge sympathetically into is natural surroundings. The property has been designed to take full advantage of the sun, as well as the spectacular views. Throughout the house there are many environmental and energy saving features, including economic LED lighting, an induction hob and water saving devices. The property is highly insulated with high specification Austrian double glazed doors and windows throughout. The heating and hot water systems are serviced by way of solar panels. Together with the south facing aspect, an AirSource Heat Pump and a more traditional wood‐burning stove these ensure the property is cosy without being dependent on oil. Mistila also has its own water source with a bore hole that supplies limitless drinking water at low cost. A fine hall leads into a layout which is designed to give maximum flexibility, providing open plan living with individual spaces. This main reception room enjoys floor to ceiling windows and glazed doors, giving a panoramic vista over the valley. Also on the ground floor is a study, utility room, cloakroom and two bedrooms, both boasting en‐ suites. To the first floor, a guest bedroom with vaulted ceiling enjoys a substantial balcony looking out over the grounds. The main bedroom includes a dressing room and a double raised bath with views over the valley. There is also a shower room to this floor.

Situation The historic Wealden village of Alfriston lies in the valley of the River Cuckmere and provides for day‐to‐day needs together with several public houses, individual shops, a village shop/post office and a Michelin Star Rated restaurant. The historic and county town of Lewes is some 10 miles to the north‐west, and provides a comprehensive range of shopping and recreational facilities, together with a good selection of restaurants and a mainline train service to London. The A27 gives fast access to the A23/M23, Gatwick Airport and the national motorway network.

Gardens and grounds Mistila is enclosed via a private drive that leads to a timber‐ framed open twin bay garage. The formal garden has many First Floor specimen flowering shrubs, bulbs and wild flowers, Ground Floor including a wildlife pond and Japanese style garden. Extending from the house is a slate sun terrace and a pool. Beyond the gardens is a fenced area that has historically been run as a small market garden business. Within this is an orchard and area of paddock. There are also numerous outbuildings within the grounds including a substantial polytunnel, two bay field shelter, large timber‐framed building, open bay garage, summer house and a further timber outbuilding.

﴿Directions ﴾Postcode BN26 5TP From Lewes travel east on the A27 towards , and upon reaching the Beddingham Roundabout ﴾the .Newhaven turn‐off﴿, continue straight over on the A27 Continue east along the A27 for approximately 5.5 miles before turning right onto the Alfriston Road. Continue through Alfriston and on leaving the High Street, Deans Place Hotel is located on the left hand side, immediately after the hotel entrance turn right up a private drive, denoted by a public footpath sign. Continue up the drive bearing left and as you proceed up the hill, Merebank is located on the left hand side. Approximate Gross Internal Floor Area 245 sq.m. / 2,635 sq.ft. Services Approximate Gross Internal Area Outbuildings Private drainage, mains water, Bore Hole, electricity, Air 36 sq.m. / 388 sq.ft. Source Heat Pump and solar panels. This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing ﴾“information”﴿ as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint 01403 339180 agent has any authority to make any representations about the property, and accordingly any information Carfax, Horsham given is entirely without responsibility on the part of the agents, seller﴾s﴿or lessor﴾s﴿. 2. Photos etc: The 40 West Sussex, RH12 1EQ photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, KnightFrank.co.uk [email protected] or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Particulars dated April 2015 Photographs dated June 2014. Knight Frank LLP is a limited liability partnership registered in with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.