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Floorplan
Map2 bedroom cottage
Auction
Cottage
2 beds
1 bath
828
EPC rating: E
Key information
Features and description
AUCTION - 30 OCTOBER 2025
LOT - SWAN HOUSE COTTAGE - WATCHBELL STREET, RYE, EAST SUSSEX TN31 7HA
Auction Guide Price - £280,000 - £290,000 Plus fees
THE PROPERTY IS TO BE OFFERED ONLINE BY CLIVE EMSON AUCTIONEERS ON 30TH OCTOBER 2025.
To register to bid, view legal documentation or for general auction enquiries please contact the auctioneers or visit their website cliveemson.co.uk
A newly refurbished Grade II Listed converted coach house, together with an adjoining garage, hidden away off a cobbled street and backing onto Lamb House garden in the heart of the central Conservation Area of the Ancient Town and Cinque Port of Rye.
The property is hidden away, set behind Swan House off one of England's most famous and historic cobbled streets. Watchbell Street lies in the heart of the Conservation Area of the Ancient Town and Cinque Port of Rye, renowned for its historical associations, medieval fortifications and fine period architecture. As well as its charm and history, the town has a comprehensive range of shopping facilities and an active local community, with the arts being strongly represented: Rye Arts Festival and Rye International Jazz Festival are both held annually and a two-screen cinema complex is available in Lion Street. From the town there are local train services to Eastbourne and to Ashford International with high speed connections to London St Pancras in about 37 minutes. Sporting facilities in the area include golf at Rye, Cooden and Hastings, sailing on the south coast and many fine countryside and coastal walks.
Entrance hall, Combined living room and dining room, Breakfast room, Kitchen, Two bedrooms, Shower room. Gas central heating. Walled courtyard garden. Adjacent garage
A newly refurbished converted Grade II Listed coach house presenting colour washed brick elevations with some weatherboarding, set with timber casement windows, beneath a pitched peg tiled roof with a front projecting dormer. The accommodation is arranged over two levels, as shown on the floor plan.
A stable front door opens into an entrance hall with a part vaulted ceiling, a tiled floor, a linen cupboard and a connecting door to the garage.
The combined living room and dining room has three tall casement windows overlooking the courtyard garden, colour washed ceiling beams, a brick fireplace, a terracotta tiled floor and a turned staircase rising to the first floor accommodation. A door opens to an inner lobby with a terracotta tiled floor, giving access to the kitchen and a breakfast room with a terracotta tiled floor and a window.
The kitchen, which has a part vaulted ceiling with two skylight windows and two side windows, has a range of cabinets to one wall comprising cupboards and drawers beneath a wood block worksurface, below counter space for a fridge, an inset stainless steel sink with mixer tap, an inset ceramic hob with a built-in oven beneath and a stainless steel filter hood above. A pantry at the end of the kitchen has plumbing for a washing machine and a wall mounted gas combi boiler.
Bedroom 2 has a part vaulted with two downlights providing natural light. The shower room, which has a skylight, has contemporary fitments comprising a walk in shower enclosure, a close coupled wc and a wash basin with a vanity cupboard beneath.
On the first floor, there is a double aspect, part below eaves bedroom with a large dormer window.
OUTSIDE The property is approached from Watchbell Street through an archway, shown in one of the images, which leads to a communal paved courtyard with access to garaging for neighbouring properties. Swan House Cottage is located to one corner and a gate opens to the walled courtyard garden 16'0 x 7'0 (4.9m x 2.1m).
Adjacent to the property is a single garage 16' x 8' (4.9m x 2.4m) with an up and over door to the front and a connecting door to the entrance hall. Light and power.
Note: The property is tucked away in the heart of the Citadel, behind the tall three storey pink coloured building shown just below centre in the aerial photograph.
FURTHER INFORMATION Local Authority: Rother District Council. Council Tax Band E
Mains electricity, gas, drainage and water.
Predicted mobile phone coverage: EE, Vodafone, Three and 02
Broadband speed: Superfast 80Mbps available. Source Ofcom
Flood risk summary: Very low risk. Source GOV.UK
LOT - SWAN HOUSE COTTAGE - WATCHBELL STREET, RYE, EAST SUSSEX TN31 7HA
Auction Guide Price - £280,000 - £290,000 Plus fees
THE PROPERTY IS TO BE OFFERED ONLINE BY CLIVE EMSON AUCTIONEERS ON 30TH OCTOBER 2025.
To register to bid, view legal documentation or for general auction enquiries please contact the auctioneers or visit their website cliveemson.co.uk
A newly refurbished Grade II Listed converted coach house, together with an adjoining garage, hidden away off a cobbled street and backing onto Lamb House garden in the heart of the central Conservation Area of the Ancient Town and Cinque Port of Rye.
The property is hidden away, set behind Swan House off one of England's most famous and historic cobbled streets. Watchbell Street lies in the heart of the Conservation Area of the Ancient Town and Cinque Port of Rye, renowned for its historical associations, medieval fortifications and fine period architecture. As well as its charm and history, the town has a comprehensive range of shopping facilities and an active local community, with the arts being strongly represented: Rye Arts Festival and Rye International Jazz Festival are both held annually and a two-screen cinema complex is available in Lion Street. From the town there are local train services to Eastbourne and to Ashford International with high speed connections to London St Pancras in about 37 minutes. Sporting facilities in the area include golf at Rye, Cooden and Hastings, sailing on the south coast and many fine countryside and coastal walks.
Entrance hall, Combined living room and dining room, Breakfast room, Kitchen, Two bedrooms, Shower room. Gas central heating. Walled courtyard garden. Adjacent garage
A newly refurbished converted Grade II Listed coach house presenting colour washed brick elevations with some weatherboarding, set with timber casement windows, beneath a pitched peg tiled roof with a front projecting dormer. The accommodation is arranged over two levels, as shown on the floor plan.
A stable front door opens into an entrance hall with a part vaulted ceiling, a tiled floor, a linen cupboard and a connecting door to the garage.
The combined living room and dining room has three tall casement windows overlooking the courtyard garden, colour washed ceiling beams, a brick fireplace, a terracotta tiled floor and a turned staircase rising to the first floor accommodation. A door opens to an inner lobby with a terracotta tiled floor, giving access to the kitchen and a breakfast room with a terracotta tiled floor and a window.
The kitchen, which has a part vaulted ceiling with two skylight windows and two side windows, has a range of cabinets to one wall comprising cupboards and drawers beneath a wood block worksurface, below counter space for a fridge, an inset stainless steel sink with mixer tap, an inset ceramic hob with a built-in oven beneath and a stainless steel filter hood above. A pantry at the end of the kitchen has plumbing for a washing machine and a wall mounted gas combi boiler.
Bedroom 2 has a part vaulted with two downlights providing natural light. The shower room, which has a skylight, has contemporary fitments comprising a walk in shower enclosure, a close coupled wc and a wash basin with a vanity cupboard beneath.
On the first floor, there is a double aspect, part below eaves bedroom with a large dormer window.
OUTSIDE The property is approached from Watchbell Street through an archway, shown in one of the images, which leads to a communal paved courtyard with access to garaging for neighbouring properties. Swan House Cottage is located to one corner and a gate opens to the walled courtyard garden 16'0 x 7'0 (4.9m x 2.1m).
Adjacent to the property is a single garage 16' x 8' (4.9m x 2.4m) with an up and over door to the front and a connecting door to the entrance hall. Light and power.
Note: The property is tucked away in the heart of the Citadel, behind the tall three storey pink coloured building shown just below centre in the aerial photograph.
FURTHER INFORMATION Local Authority: Rother District Council. Council Tax Band E
Mains electricity, gas, drainage and water.
Predicted mobile phone coverage: EE, Vodafone, Three and 02
Broadband speed: Superfast 80Mbps available. Source Ofcom
Flood risk summary: Very low risk. Source GOV.UK
Property information from this agent
About this agent
Phillips & Stubbs – a regional property consultancy with a national profile at home in Rye LOCAL KNOWLEDGE – BETTER RESULTS We know every square mile and having an intimate knowledge of the local area and market enables us to get outstanding results for our clients. Whilst we may never compete with the large, corporate concerns in terms of their financial might and self promotion, they can never get close to the local community in the way that we can and develop those all important long term relationships on which the success of our business and reputation is built. Knowing the various micro-markets that make-up the local property scene and forging affinities with individuals in those communities over a long period of time gives us a deeper understanding and permits us to make those all important connections that go beyond conventional marketing. Despite all the advances in technology, this business is still very much a people business and local ‘know-how’ is often the difference between success and failure. COASTAL & COUNTRY We understand that particular properties require a bespoke, lifestyle approach and our Coastal and Country brand gives us the platform to market intriguing properties of merit using a tailored service built around a team of experienced professionals specialising in their field, high impact marketing and a clear understanding of the local market. One of the UK’s natural treasures is its unique coastline. Often charming, sometimes awe-inspiring, never boring, it is not surprising that so many people choose to live along the 7,760 miles of UK coast. We are acutely aware that properties with a sea view or located in close proximity to the beach are among the most sought-after for the lifestyle opportunities they provide. It’s the dream of many to live on the coast and in response to this strong demand we have set up a dedicated coastal service for the discerning buyer. It is a distinct market with different forces at work to the mainstream one and characteristics requiring our deep level of local knowledge that our team can use to deliver outstanding results through innovative marketing for our clients. Just as we benefit from a unique and historic coastline, so the inland rural areas, villages and market towns are exceptionally beautiful being both diverse in nature, from the rolling countryside of the High Weald to the low lying plains of Romney Marsh, and wide ranging in style with a high density of architecturally interesting buildings and Grade II listed properties including converted outbuildings, old farmhouses and charming cottages, which collectively ‘have been slowly and richly coloured by the personality of the people who have dwelt in them these hundreds of years. One may say of them that they are of the colour of English history’. W. Beach Thomas. Such unique properties demand particular attention and a focus on the special qualities of an individual property through tailored marketing rather than a ‘one size fits all approach’ in order to ensure you get the best possible outcome. LOCATION, LOCATION, LOCATION It is the advice you hear from us all the time and we apply it to ourselves. Our distinctive office in Rye occupies a high profile, corner position which ensures your property will get noticed. It also has a contemporary feel reflecting our forward thinking approach whilst being conducive to discussing business and property related matters in a relaxed yet professional environment. Rye is a destination of choice for people and often the starting point for their property search, not just in the town but right across the wider area as many people are simply too ‘time-poor’ to travel around the outlying villages to register with estate agents, thereby, making them increasingly irrelevant whilst boosting our own profile as a regional property hub. In addition, we open 7 days a week and most Bank Holidays to make sure we take full advantage of any opportunity to market your property. It is vitally important to maintain this presence given that high number of buyers who come to this area from London looking to relocate or to buy a second home and yet the vast majority of estate agents are closed for business on these prime viewing days. We find it bizarre in this day and age but we are not complaining! STYLE & SUBSTANCE Contemporary marketing is integral to our business. From branding to advertising, from how our office looks to the bespoke brochures we produce using floor plans, professional photography, dusk shots and aerial images and through our online presence and the use of social media channels, journalist interviews and historical research on individual houses, we are committed to constantly evolving our marketing approach to ensure your property is shown to maximum advantage. The benefits are greater awareness and better results for both us and our clients. A STRONG ONLINE PRESENCE Over 80% of all property searches begin online and so it is a very important factor when it comes to marketing but in order to differentiate your property in an overcrowded market there is in our view a need to go beyond simply replicating what can be seen on the main property portals on our own website. Accordingly, our website continues to develop to become a valuable resource for anyone looking to buy or rent property by providing additional information about individual houses and the locality and has an interactive design delivering an enhanced experience. In addition, individual micro-sites with extra features can be created for an individual property. PARTNERSHIP We see our relationship with our clients as a partnership. We all have a stake in the result and the importance of focusing and working together is vital in getting the best result for our client. Like any relationship, communication is vital in understanding what each party wants to achieve. Any estate agent would covet the opportunity to market your property on your behalf and at the outset you will probably see plenty of enthusiasm but often the activity can tail off if there is no early result. Not every property sells within a few weeks, of course, but from the outset we agree a marketing strategy with you that has regular reviews built-in to it to ensure your property remains firmly at the forefront of our minds. By working together it takes less energy and time and creates a better understanding and appreciation of the outcome. As an independent firm with a ‘can-do’ attitude and a business built on professionalism, energy, enthusiasm and extensive knowledge, we understand it is the quality of service we offer to clients that determines our success and we are particularly proud of the repeat business and recommendations we get from satisfied clients. LET ME SELL YOU A SECRET Evoking Robert Cialdini’s Scarcity Principle of Influence, there are certain circumstances where it may be advantageous for a property owner to sell off-market and we have a discreet service aimed at search agents and specific buyers who have clearly defined criteria.