MapGuide price
£4,500,000Hospitality for sale
Hayne Barn Estate, Saltwood, Hythe, Kent
Auction
Study
EPC rating: A
Solar panels
Hospitality
32 beds
Features and description
- Commercial Element Advertised:
- For Sale by Online Auction
- Auction Date : 26 March 2026
- Country Estate Comprising 5 Bedroom Manor House, Wedding Venue With 7 Bedroom House, 6 Eco Lodges, 5 Cottages, 2 Tennis Courts, Workshop And Ancillary Accommodation - Set In Over 20 Acres
- Mixed Commercial/Residential
- Freehold
- *Guide Price : £4,500,000 - £5,000,000 Fees
Video tours
Commercial Element Advertised: The Hayne Barn Estate is located at the end of a no-through road, off Grange Road, to the north of the village of Saltwood and nestles in nine hectares (22.2 acres). The estate offers, perhaps, a once-in-a-lifetime opportunity with potential for a variety of uses and possible enhancement of the Eco lodges, cottages and other buildings on site, subject to all necessary consents being obtainable. Alternatively, it could lend itself to a wellness retreat or leisure facility, again, subject to all necessary consents being obtainable.
Local Planning Authority
Folkestone and Hythe District Council. Website: folkestone-hythe.gov.uk. [use Contact Agent Button].
Froggies
An impressive Mock-Tudor detached manorhouse approached through parkland-style scenery, leading to a private gravelled parking area and detached studio building with further gravelled parking area to the front of the manor house, Froggies, and a gothic style timber archway. Internally, most of the rooms have exposed timberwork and all five bedrooms have en-suite facilities. There is a dual-sided fire between the dining room and kitchen and open fire in the main sitting room.
Ground Floor
Entrance hall opening to dining room, main sitting room, living room/study, utility, kitchen and cloakroom with W.C.
Lower Ground Floor
Entertainment room with wine cellar at one end.
First Floor
Galleried landing, main bedroom with en-suite jacuzzi bath, walk-in shower and W.C. Bedroom two with en-suite jacuzzi bath and W.C., bedroom three with en-suite wet room and W.C., bedroom four with en-suite shower room/W.C., and bedroom five with L-shaped en-suite wet room and W.C.
Outside
Gravel parking to front and formal gardens to rear.
Council Tax Band G
EPC Rating D
Tennis Courts
Outdoor tennis court. Indoor tennis court with turnstile entrance.
Detached Studio Building (Adjacent to Froggies)
Ground Floor
Double car port, two storage rooms and undercroft storage. External staircase to:
First Floor
Loft studio, balcony landing, open plan living room/bedroom/kitchen and bathroom with W.C.
EPC Rating
To be confirmed.
Workshop
A detached building with 36 solar panels on the roof. Comprises two workshops, office/study, gym and ladies and gents W.C.
EPC Rating
To be confirmed.
The Cottages
There are five detached cottages, four of which are let under the terms of Assured Shorthold Tenancy Agreements. We understand in addition to their rents the tenants are invoiced for water and electricity based on meter usage. Edelweiss Cottage is currently used by the wedding venue (see details under Hayne Barn House).
Aster Cottage
Entrance hall, kitchen/dining room, living room, study, main bedroom with en-suite and two further bedrooms. Shower room with separate W.C.
Outside
Rear garden.
Tenancy
Let under the terms of an Assured Shorthold Tenancy Agreement at a current rental of £1295 per calendar month.
Council Tax Band D
EPC Rating E
Begonia Cottage
Entrance hall, living room/kitchen, bedroom and shower room with W.C.
Outside
Rear garden.
Tenancy
Let under the terms of an Assured Shorthold Tenancy Agreement at a current rental of £850 per calendar month.
Council Tax Band A
EPC Rating E
Auctioneer's Note
At the time of publication the Auctioneers had been unable to internally inspect Begonia Cottage. The accommodation has been provided by the Seller and is, therefore, subject to verification.
Clematis Cottage
Open plan living room/kitchen, utility, bedroom and bathroom with W.C.
Outside
Rear garden.
Tenancy
Let under the terms of an Assured Shorthold Tenancy Agreement at a current rental of £795 per calendar month.
Council Tax Band A
EPC Rating E
Daffodil Cottage
Ground Floor
Entrance hall, kitchen/living room with small utility off, two bedrooms and bathroom with shower cubicle and W.C. Separate W.C.
First Floor
Bedroom.
Outside
Rear garden.
Tenancy
Let under the terms of an Assured Shorthold Tenancy Agreement at a current rental of £1150 per calendar month.
Council Tax Band C
EPC Rating E
Edelweiss Cottage
Edelweiss Cottage is currently used by the wedding venue (see details under Hayne Barn House).
The Eco Lodges
Situated the entrance of the Hayne Barn Estate, comprising six eco lodges, plant room/store and car parking area.
Squirrel Lodge
Decked area to front, drying room and barbecue. Open plan living room/kitchen with access to second decked area with hot tub. Bedroom with shower room and W.C.
Badger Lodge
Decked area to front, drying room and barbecue. Open plan living room/kitchen with access to second decked area with hot tub. Bedroom with shower room and W.C.
Hare Lodge
Decked area to front with hot tub, drying room and barbecue. Open plan living room/kitchen, two bedrooms, shower room and separate W.C.
Hedgehog Lodge
Decked area to front with hot tub, drying room and barbecue. Open plan living room/kitchen, bedroom and shower room with W.C.
Pheasant Lodge
Decked area to front with hot tub, drying room and barbecue. Open plan living room/kitchen, bedroom and shower room with W.C.
Woodpecker Lodge
Decked area to front, hot tub, barbecue and drying area. Open plan living room/kitchen, bedroom, lobby and shower room with W.C.
Hayne Barn House, Orangery and Edelweiss
Currently used as a wedding venue. Hayne Barn House itself is believed to have been the former hunting lodge in mock-Tudor design with attached purpose-built orangery.
Hayne Barn House
Ground Floor
Main entrance with winged staircase, breakfast room with panelled walls, ladies and gents W.C.s, store rooms, kitchen, office, Deer Room with en-suite shower/W.C., and separate W.C. off the inner hallway.
First Floor
Teal Room, Mallard Room with en-suite shower/W.C., Princes Suite with door to bathroom/W.C., Hare Room with en-suite bath, shower cubicle and W.C., Hen Room with en-suite shower/W.C., Peacock Room (own entrance to side of main building) with en-suite shower/W.C.
EPC Rating
To be confirmed.
The Orangery
A purpose-built function room with bar servery and beer store off An inner hall leads to guest toilets, comprising gents W.C., two ladies W.C.s, baby changing room with W.C. and store room. Commercial kitchen (housed in the attached marquee)
EPC Rating
A (24). Total Floor Area 241 sq.m.
Outside
Landscape garden with pavilion ceremony building. Car park for approximately 80 cars.
Tenancy
Hayne Barn House & The Orangery are Let under the terms of a 10-year fully repairing and insuring lease, from and including the 1st April 2013 (ending on and including the 31st March 2023) at a current rental of £30,000 per annum. A new lease is under negotiation.
Edelweiss
A detached timber building used in conjunction with the wedding venue and comprising the main room with kitchen area, two dressing rooms and powder room (W.C).
Tenancy
Let at a current rental of £795 per calendar month
EPC Rating
To be confirmed.
Planning
Planning Permission was granted, by Folkestone & Hythe District Council, under ref: 24/0456, dated 25th September 2024, for three further yurts, toilet and shower hut and associated below-ground drainage, subject to conditions. Full details and accompanying plans and drawings are available to download from the Local Planning Authority website.
Additional Planning Consents have also been granted by Folkestone & Hythe District Council and all planning information is available for inspection on the Local Planning Authority portal.
Viewing
Strictly by prior confirmed appointment with the Auctioneers. Prospective purchasers are requested not to visit the estate without authorisation.
Freehold with Part Vacant Possession
Residential EPC: TBC
Commercial EPC: A
Important:
All lots are sold subject to the Common Auction Conditions and Special Conditions of Sale (unless varied by the Sellers Solicitors), together with the Addendum, which will be available on the Auction Day.
Price Information
*Guides are provided as an indication of each Seller's minimum expectation. They are not necessarily figures at which a property will sell for and may change at any time prior to Auction. Unless stated otherwise, each Lot will be offered subject to a reserve (a figure below which the Auctioneer cannot sell the Lot during the Auction). We expect the reserve will be set within the guide range or no more than 10% above a single figure guide. Please check our website regularly at , or contact us on[use Contact Agent Button], in order to stay fully informed with the up-to-date information.
*An Administration fee and Other non-optional fees may also be payable in addition to the bid price. All lots are offered subject to the Common Auction Conditions and Special Conditions of Sale or Revised Special Conditions of Sale (as applicable) and may include the repayment of search and other fees and or costs payable by the buyer. All buyers are advised to inspect all available legal documentation prior to bidding and will be deemed to fully understand what they may be liable for if they are successful in purchasing. This should also include Stamp Duty, Land Registry fees and VAT which may become payable on completion in line with any property transaction, whether it is by auction or private treaty. If, as a buyer, you are in doubt you should seek advice from your own professional advisors. For more information on fees please go to
Local Planning Authority
Folkestone and Hythe District Council. Website: folkestone-hythe.gov.uk. [use Contact Agent Button].
Froggies
An impressive Mock-Tudor detached manorhouse approached through parkland-style scenery, leading to a private gravelled parking area and detached studio building with further gravelled parking area to the front of the manor house, Froggies, and a gothic style timber archway. Internally, most of the rooms have exposed timberwork and all five bedrooms have en-suite facilities. There is a dual-sided fire between the dining room and kitchen and open fire in the main sitting room.
Ground Floor
Entrance hall opening to dining room, main sitting room, living room/study, utility, kitchen and cloakroom with W.C.
Lower Ground Floor
Entertainment room with wine cellar at one end.
First Floor
Galleried landing, main bedroom with en-suite jacuzzi bath, walk-in shower and W.C. Bedroom two with en-suite jacuzzi bath and W.C., bedroom three with en-suite wet room and W.C., bedroom four with en-suite shower room/W.C., and bedroom five with L-shaped en-suite wet room and W.C.
Outside
Gravel parking to front and formal gardens to rear.
Council Tax Band G
EPC Rating D
Tennis Courts
Outdoor tennis court. Indoor tennis court with turnstile entrance.
Detached Studio Building (Adjacent to Froggies)
Ground Floor
Double car port, two storage rooms and undercroft storage. External staircase to:
First Floor
Loft studio, balcony landing, open plan living room/bedroom/kitchen and bathroom with W.C.
EPC Rating
To be confirmed.
Workshop
A detached building with 36 solar panels on the roof. Comprises two workshops, office/study, gym and ladies and gents W.C.
EPC Rating
To be confirmed.
The Cottages
There are five detached cottages, four of which are let under the terms of Assured Shorthold Tenancy Agreements. We understand in addition to their rents the tenants are invoiced for water and electricity based on meter usage. Edelweiss Cottage is currently used by the wedding venue (see details under Hayne Barn House).
Aster Cottage
Entrance hall, kitchen/dining room, living room, study, main bedroom with en-suite and two further bedrooms. Shower room with separate W.C.
Outside
Rear garden.
Tenancy
Let under the terms of an Assured Shorthold Tenancy Agreement at a current rental of £1295 per calendar month.
Council Tax Band D
EPC Rating E
Begonia Cottage
Entrance hall, living room/kitchen, bedroom and shower room with W.C.
Outside
Rear garden.
Tenancy
Let under the terms of an Assured Shorthold Tenancy Agreement at a current rental of £850 per calendar month.
Council Tax Band A
EPC Rating E
Auctioneer's Note
At the time of publication the Auctioneers had been unable to internally inspect Begonia Cottage. The accommodation has been provided by the Seller and is, therefore, subject to verification.
Clematis Cottage
Open plan living room/kitchen, utility, bedroom and bathroom with W.C.
Outside
Rear garden.
Tenancy
Let under the terms of an Assured Shorthold Tenancy Agreement at a current rental of £795 per calendar month.
Council Tax Band A
EPC Rating E
Daffodil Cottage
Ground Floor
Entrance hall, kitchen/living room with small utility off, two bedrooms and bathroom with shower cubicle and W.C. Separate W.C.
First Floor
Bedroom.
Outside
Rear garden.
Tenancy
Let under the terms of an Assured Shorthold Tenancy Agreement at a current rental of £1150 per calendar month.
Council Tax Band C
EPC Rating E
Edelweiss Cottage
Edelweiss Cottage is currently used by the wedding venue (see details under Hayne Barn House).
The Eco Lodges
Situated the entrance of the Hayne Barn Estate, comprising six eco lodges, plant room/store and car parking area.
Squirrel Lodge
Decked area to front, drying room and barbecue. Open plan living room/kitchen with access to second decked area with hot tub. Bedroom with shower room and W.C.
Badger Lodge
Decked area to front, drying room and barbecue. Open plan living room/kitchen with access to second decked area with hot tub. Bedroom with shower room and W.C.
Hare Lodge
Decked area to front with hot tub, drying room and barbecue. Open plan living room/kitchen, two bedrooms, shower room and separate W.C.
Hedgehog Lodge
Decked area to front with hot tub, drying room and barbecue. Open plan living room/kitchen, bedroom and shower room with W.C.
Pheasant Lodge
Decked area to front with hot tub, drying room and barbecue. Open plan living room/kitchen, bedroom and shower room with W.C.
Woodpecker Lodge
Decked area to front, hot tub, barbecue and drying area. Open plan living room/kitchen, bedroom, lobby and shower room with W.C.
Hayne Barn House, Orangery and Edelweiss
Currently used as a wedding venue. Hayne Barn House itself is believed to have been the former hunting lodge in mock-Tudor design with attached purpose-built orangery.
Hayne Barn House
Ground Floor
Main entrance with winged staircase, breakfast room with panelled walls, ladies and gents W.C.s, store rooms, kitchen, office, Deer Room with en-suite shower/W.C., and separate W.C. off the inner hallway.
First Floor
Teal Room, Mallard Room with en-suite shower/W.C., Princes Suite with door to bathroom/W.C., Hare Room with en-suite bath, shower cubicle and W.C., Hen Room with en-suite shower/W.C., Peacock Room (own entrance to side of main building) with en-suite shower/W.C.
EPC Rating
To be confirmed.
The Orangery
A purpose-built function room with bar servery and beer store off An inner hall leads to guest toilets, comprising gents W.C., two ladies W.C.s, baby changing room with W.C. and store room. Commercial kitchen (housed in the attached marquee)
EPC Rating
A (24). Total Floor Area 241 sq.m.
Outside
Landscape garden with pavilion ceremony building. Car park for approximately 80 cars.
Tenancy
Hayne Barn House & The Orangery are Let under the terms of a 10-year fully repairing and insuring lease, from and including the 1st April 2013 (ending on and including the 31st March 2023) at a current rental of £30,000 per annum. A new lease is under negotiation.
Edelweiss
A detached timber building used in conjunction with the wedding venue and comprising the main room with kitchen area, two dressing rooms and powder room (W.C).
Tenancy
Let at a current rental of £795 per calendar month
EPC Rating
To be confirmed.
Planning
Planning Permission was granted, by Folkestone & Hythe District Council, under ref: 24/0456, dated 25th September 2024, for three further yurts, toilet and shower hut and associated below-ground drainage, subject to conditions. Full details and accompanying plans and drawings are available to download from the Local Planning Authority website.
Additional Planning Consents have also been granted by Folkestone & Hythe District Council and all planning information is available for inspection on the Local Planning Authority portal.
Viewing
Strictly by prior confirmed appointment with the Auctioneers. Prospective purchasers are requested not to visit the estate without authorisation.
Freehold with Part Vacant Possession
Residential EPC: TBC
Commercial EPC: A
Important:
All lots are sold subject to the Common Auction Conditions and Special Conditions of Sale (unless varied by the Sellers Solicitors), together with the Addendum, which will be available on the Auction Day.
Price Information
*Guides are provided as an indication of each Seller's minimum expectation. They are not necessarily figures at which a property will sell for and may change at any time prior to Auction. Unless stated otherwise, each Lot will be offered subject to a reserve (a figure below which the Auctioneer cannot sell the Lot during the Auction). We expect the reserve will be set within the guide range or no more than 10% above a single figure guide. Please check our website regularly at , or contact us on[use Contact Agent Button], in order to stay fully informed with the up-to-date information.
*An Administration fee and Other non-optional fees may also be payable in addition to the bid price. All lots are offered subject to the Common Auction Conditions and Special Conditions of Sale or Revised Special Conditions of Sale (as applicable) and may include the repayment of search and other fees and or costs payable by the buyer. All buyers are advised to inspect all available legal documentation prior to bidding and will be deemed to fully understand what they may be liable for if they are successful in purchasing. This should also include Stamp Duty, Land Registry fees and VAT which may become payable on completion in line with any property transaction, whether it is by auction or private treaty. If, as a buyer, you are in doubt you should seek advice from your own professional advisors. For more information on fees please go to
About this agent
Clive Emson Land & Property Auctioneers - Maidstone
Rocky Hill, London Road
Maidstone, Kent
ME16 8PY
01622 279788Clive Emson Auctioneers was founded in 1989 to supply a high profile auctioneering facility to corporate and independent estate agents, private clients and statutory bodies. Our success is due to, and remains, attributable to a firm commitment to quality and service distinguished by both our Investors in People and ISO accreditations. The concept of the Company is to provide a specialist land and property auctioneering service and, therefore, does not compete with the traditional estate agency, mortgage broking, insurance or any other aspect of the property world. All properties upon which we are instructed are offered for sale in the auction catalogue. The 20-25,000 full colour catalogues produced for each of our auctions are available either by post or through a network of over 850 estate agency outlets throughout Southern England. Our marketing is supported by more estate agency offices than any other auctioneers practice. In addition lot details, catalogue downloads, viewings and legal documentation are available through this website.