An exceptional Grade I listed barn conversion of remarkable historic significance

Believed to be the oldest barn in Hampshire – and possibly the fifth oldest in England – Westcote Barn represents a building of exceptional historic importance. Thoughtfully restored and renovated approximately eight years ago to an extremely high specification, it now blends centuries-old character with refined contemporary living.

Positioned in a peaceful setting on the edge of the popular Hampshire village of Binsted, the barn sits within the South Downs National Park, where beautiful countryside walks can be enjoyed directly from the doorstep.

Extending to over 5,500 sq ft, the accommodation is both substantial and beautifully arranged. A magnificent open-plan hall, kitchen and dining room form the architectural centrepiece of the house, its impressive scale creating a dramatic yet welcoming setting for modern family life. This is complemented by a secondary kitchen and a comfortable sitting room, providing flexibility for both everyday living and quieter moments away from the principal living area.

The barn provides five generous bedrooms, each with its own en-suite bathroom, together with a utility room and a series of well-considered ancillary areas designed to support the effortless running of the house.

Outside, a south-facing garden provides an attractive yet easy-to-manage outdoor setting, while generous parking and a substantial double carport complete the property.

The Great Barn

Kitchen, Dining & Everyday Living

Central to Westcote Barn is a truly impressive 65 ft open-plan hall, kitchen, dining and family room – an exceptional focal point that captures the scale and character of the original barn while providing a superb setting for modern living.

A vaulted ceiling with exposed beams adds striking architectural drama, enhancing the sense of volume and light throughout the main living area.

Designed as a highly versatile living environment, the room flows naturally between areas for cooking, dining, entertaining and relaxing. The beautifully crafted contemporary kitchen is centred around a substantial island with seating for four bar stools – an ideal place for chatting while cooking, casual dining or a spot of homework.

Elegant worktops are complemented by a range of integrated appliances including a built-in microwave, an electric induction range cooker with four ovens, and a generous American-style fridge freezer. A superb walk-in pantry with extensive shelving provides excellent additional storage.

The room’s generous proportions allow for a large dining table and cosy snug area for more informal seating, whilst the opposite end is perfectly suited to a more formal seating arrangement.

The Quiet Wing

Sitting Room, Secondary Kitchen, Guest Accommodation & Home Office

A bright and comfortable sitting room provides a quieter place to relax – an ideal spot for watching television or unwinding away from the main living area.

Nearby is the fifth bedroom, currently arranged as a home office and ideal for working from home, while also lending itself equally well to use as accommodation for a nanny or longer-term guest. A secondary kitchen within this part of the barn provides the perfect place for guests to prepare their own meals or morning coffee, enhancing the sense of independence.

With its own separate external access, this area offers a useful degree of privacy and flexibility – equally suited to guest accommodation, a work-from-home suite or an annexe-style wing.

Bedroom four is also located in this part of the barn and benefits from its own en-suite bathroom, alongside a third bedroom suite and a generous utility room. All bedrooms are comfortable doubles with built-in storage.

In addition to the home office, a further area at the foot of the staircase provides another quiet corner where a desk can be incorporated, creating a second useful workspace.

The Upper Gallery

Principal Bedroom Suites & Minstrels’ Gallery

Stairs rise to the upper level of the barn where a charming minstrels’ gallery overlooks the expansive living space below. This exceptional area provides a wonderful spot for quiet reading or reflection, offering a unique vantage point from which to appreciate the architectural drama of the barn with its soaring volume and open-timbered roof.

Also located on this level is the impressive principal bedroom suite, together with a second bedroom suite. Both rooms offer generous proportions, built-in storage and well-appointed en-suite bathrooms, creating comfortable and private accommodation.

Gardens & Grounds

Parking, Terraces & Access to the Countryside

To the front of Westcote Barn there is ample parking, with the driveway continuing around to the rear of the property where a substantial double carport provides excellent boot and storage areas, together with a separate WC and sink – particularly useful after returning from walks in the surrounding countryside.

The barn enjoys a south-facing rear garden designed to be both attractive and easy to maintain. An extensive terrace creates a wonderful sun trap for outdoor dining and entertaining during the warmer months.

Beyond the garden gate there is direct access to beautiful country walks, allowing residents to step straight from the garden into the surrounding countryside of the South Downs National Park.

Life in Binsted

A Hampshire village on the edge of the South Downs National Park

The rural Hampshire village of Binsted, set on the fringe of the South Downs National Park, lies just a short distance from the thriving Georgian market towns of Farnham and Alton, both of which offer an excellent range of shopping, dining and recreational facilities.

Within the village itself there is a Church of England primary school (Ofsted: Good) and the beautiful Grade I listed Church of the Holy Cross, the final resting place of the famed Field Marshal Viscount Montgomery.

The area is also well served by a number of highly regarded schools including Frensham Heights, Lord Wandsworth College and Edgeborough.

Just two miles away in Bentley is a village shop and post office, together with a mainline station providing services to London Waterloo in just over an hour. The nearby A31 provides swift access to Junction 5 of the M3, as well as Heathrow, Gatwick and Southampton airports.

The surrounding countryside offers wonderful opportunities for walking, riding and cycling, with the ancient Alice Holt Forest less than ten minutes away.

Floorplans

Measurements are approximate and not to scale. See floorplan illustrations.

GROUND FLOOR

3,807 sq ft (353.68 sq m)

FIRST FLOOR

989 sq ft (91.92 sq m)

OUTBUILDING

771 sq ft (71.70 sq m)

TOTAL

5,567 sq ft (517.30 sq m)

Finer Details

OVERVIEW

• Magnificent 65 ft open-plan hall, kitchen, dining and family room with vaulted ceiling and exposed beams

• Contemporary kitchen with central island and walk-in pantry

• Five bedrooms, all with en-suite bathrooms
  Over 5,500 sq ft of accommodation

• Formal sitting room with secondary kitchen creating a flexible guest or annexe wing

• South-facing garden with extensive entertaining terrace

• Direct access to country walks within the South Downs National Park

• Minstrels’ gallery overlooking the great barn

• Private driveway with parking

• Substantial double carport with excellent storage, boot room, WC and sink

• Utility room

• Exceptional Grade I listed barn conversion, renovated in 2018

SERVICE & FEATURES

• Mains water and electricity

• Private drainage with treatment plant

• Air source heat pump

• Full-fibre broadband 1,600 Mbps download speed, 115Mbps upload

• Local Council: East Hampshire District Council

• Council Tax Band: H

IN THE AREA

• Desirable village of Binsted with primary school and church

• Tranquil rural setting

• Adjacent to the South Downs National Park

• Just two miles to the mainline station, shop and post office in Bentley

• Trains to London Waterloo in just over one hour

• Close to shop and conveniences of both Farnham and Alton

• Close to lots of outdoor pursuits and country walks straight from the house

• Great choice of private and state schools nearby

• Easy access to A31 and M3 as well as international airports (Heathrow and Gatwick)

ENERGY PERFORMANCE