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Ashdown House Preparatory School, Forest Row, East Sussex, RH18 5JY


East Sussex, Forest Row

1,393,920 Sq ft

Available / Freehold

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The Opportunity

The property comprises an attractive and prestigious former independent co-educational boarding and day school for pupils aged 7 to 13 extending to 7,219 sq m (77,699 sq ft) in grounds of 32 acres (12 hectares) including residential accommodation, a chapel, playing fields, an indoor swimming pool, tennis courts and woodlands.

The main school building comprises an imposing Grade II* listed former residence constructed in 1794, set within a serene location overlooking Ashdown Forest, which has been substantially extended over the years for educational use and boarding accommodation.

The school buildings are predominantly situated around the main school building within the north western fringe of the site and benefit from commanding views of the East Sussex countryside. The school is accessed via an attractive private driveway directly off Hartfield Road leading to a car park to the west of the main school building.

Other buildings on site include; a state-of-the-art science block, a recently converted self-contained nursery school, a theatre, an art block, a music block, a dining room and various other school buildings and ancillary facilities.

In addition to the staff flats within the main school accommodation there are nine staff houses on the site previously used by the school’s staff, as summarised in the schedule of Accommodation.

The school benefits from extensive manicured lawns and grass sports pitches to the south of the main school building with additional hard surfaced netball or tennis courts to north of the main school building.


Ashdown House Preparatory School is located within the County of East Sussex on the western edge of the village of Forest Row around 12 miles to the west of the town of Tunbridge Wells and 34 miles to the south of Central London.

The surrounding location is rural in character and is situated to the east of Ashdown Forest within the High Weald Area of Outstanding Natural Beauty.

The school is easily accessible by road with the A22 being two miles to the west of the property providing access to the M25 approximately 16 miles to the north. The A23 and A26 are also located within the immediate area providing access to Brighton and Eastbourne respectively.

East Grinstead Railway Station is located approximately five miles to the north west of the school providing regular services to Central London with a journey time of approximately one hour.

London Gatwick Airport is located around 14 miles to the north west of the school providing national and international flights.

Planning Policy

We have not made enquiries of the local authority to confirm the planning use. However, we assume that it has planning permission for its existing use as a boarding and day school and ancillary uses. Viewed overall we think the established use of the school falls within use class C2 (Residential Institutions) of the Town and Country Planning (Use Classes) Order 1987.
We understand that the property is located within Wealden District Council and the High Weald Area of Outstanding Natural Beauty. The main school building is Grade II* listed and the archway to the west of the main house is Grade II listed.


The property is offered freehold with vacant possession.

Ashdown House Preparatory School, Forest Row, East Sussex, RH18 5JY