The Pump House


Near Horsham, Sussex

Beautiful barn conversion on a 140-acre family farm, an hour from London and near South Downs National Park (sleeps 2 + 2 kids)

2 Bedrooms

1 Bathroom

Child friendly

Dog friendly

Eco conscious


Private chef on request

Private garden


Space & setting.

*Brand new*

Run, don’t walk, to Red Oak Barn this spring, when bluebells roll out the cobalt carpet, the scent of wild garlic fills the air and birdsong punctuates the countryside quiet. Set on a farm owned by siblings, next to an avenue of 100 oak trees planted by their father Mick, this beautiful barn conversion was built by family, for families. They are the 4th generation to own and care for the 140 acres of fields and woodland here, and have turned an old agricultural building into a gorgeous cottage that exists in harmony with its wonderfully wild surroundings. Storage in the kitchen and living room is handmade from reclaimed grain boards; a nearby fallen cedar tree was turned into the bathroom vanity unit.

Just 15 mins’ drive away you can cycle, walk or horse-ride along the Downs Link disused railway and through South Downs National Park’s rolling green hills — or just chill out here, reading on the south-facing terrace. Little ones can charge around the garden while you BBQ easy suppers, before they flop into the bunk beds, built so that kids can enjoy the farm as much as the owners did growing up. The main bedroom, meanwhile, is the icing on the cake, with By Lydia’s signature scallop-edged headboard, a thick Berber rug by Haz Interiors and antique furniture by Fern & Green. Its design is as fresh as you’ll feel after a couple of days here.

Getting there: drive, or train to Horsham then taxi (10 mins)

Red Oak Barn

“Our great-grandfather bought the first part of the property in 1933, and the farm has slowly been expanded ever since – now encompassing more than 140 acres of fields and woodland. The barn was originally used by the owners of the adjacent manor house as a garage for their Rolls Royce! We’ve always dreamed of converting it into a holiday cottage due to its secluded location and beautiful views.” Owners, Sarah, Ben and Roger

My Kip favourites

They love
“Morning walks through the private woodland, especially in spring.”

We love
The hand-painted mural by local artist MaryAnne Nguyen, and Sussex-based painter Colleen Conti’s landscapes of the South Downs.

You may not love
You’ll need a car to get around. There are neighbouring properties, but all are situated behind the barn so won’t impede your view. Some plane noise in the garden.

Sign up to be a Kip member for FREE and unlock exclusive content

  • "Our stay at the Pump House was absolutely wonderful in a beautiful setting. The host was exceptionally helpful, even leaving delicious pastries for our arrival, and we felt assured that any issues would be promptly addressed, though we had no problems at all. The house boasts a huge double bed and exquisite finishes throughout, reflecting a very high standard. Surrounded by picturesque fields, we even enjoyed the company of a friendly herd of cows. We would certainly stay again and highly recommend this delightful retreat."

    George, May 2024
  • "It's a sign of a special place when your shoulders drop and you can feel yourself relax. Red Oak Barn is the perfect mix of luxury and comfort. The house feels like something from an interiors magazine so it's an honour to be able to stay here and enjoy all the thoughtful touches. It has been thoroughly delightful to have the doors open and listen to the sound of the birds and the wind in the trees. We can't thank you enough for creating a beautiful relaxing space that we hope to enjoy again."

    Rich, Anita and Otis, Sept 2023
  • "Wow! What a stunning place. Really didn’t want to leave. Family and dog absolutely loved it too. Big open fields to walk and run in. The house was spotless and has absolutely everything we needed. So beautifully decorated and laid out. The bed was soooo comfortable! Got some great pubs nearby too. Have already booked to go back."

    Matt, May 2023


The kitchen and living room storage were handmade from reclaimed grain boards, and the bathroom vanity unit crafted from an old cedar tree that fell down a few miles away. Living room rug was made from recycled plastic bottles. Many furnishings sourced from vintage shops, flea markets or charity shops.


  • Leith Hill Copyright National Trust
    Leith Hill Copyright National Trust
  • strawberry picking
    Strawberry Picking
  • The Wey & Arun Canal Trust Cream Tea Cruise
    Arun Canal Cream Tea Cruise
  • Wakehurst Place Copyright Kew
    Wakehurst Place Copyright Kew
  • Kids will love picking their own strawberries and raspberries at nearby New House Farm.
  • South Downs National Park is 20 mins away; acres of chalk downs which roll right down to the sea, and offer glorious walking and biking.
  • Knepp Estate is a rewilding success story – spot purple emperor butterflies, nightingales, turtle doves or even nesting white storks between April and August (15 mins’ drive).
  • Climb to the top of Leith Hill, the highest point in South East England. Sunset here is pretty special, but on a clear day you can see the English channel to the south and The Shard to the north (10 mins’ drive).
  • There are some outstanding gastro pubs nearby. The owners recommend The Greets Inn (real ales and rustic food); The Sussex Oak (sophisticated cocktails and an inglenook fireplace) and the Chequers Inn (outstanding British food).
  • Take to the river Arun with a paddleboard (try Pulborough Paddles) or book a cream tea cruise with The Wey & Arun Canal Trust, which looks after the waterways here (15 mins’ drive).
  • The botanical gardens at Wakehurst Place are particularly fabulous in autumn and spring, but half term trails and buggy-safe paths make it a year-round family favourite (30 mins’ drive).


  • Converted barn on a family farm, with 140 acres of fields and private woodland
  • 2 bedrooms: master bedroom with super-kingsize bed on the ground floor; bunk room with full-size singles
  • Family bathroom with walk-in shower, bathtub and double sinks; natural botanical toiletries provided
  • Fully-equipped kitchen including oven, hob, fridge/freezer and washer/dryer; basic supplies provided
  • Private chef available to book in advance
  • Lounge area with Smart TV, board games, books and puzzles
  • Large south-facing terrace with BBQ and seating
  • Travel cot, highchair, changing mat, kids’ cutlery/crockery and toys available on request (BYO cot linen)
  • Parking for 2 cars
  • The owners live nearby, available by phone if you need anything
  • Bike hire available locally
  • Drive 10 mins to farm shops, bakery and fantastic local pubs
  • Dog-friendly! Up to 2 dogs allowed (not on the furniture please)
  • Booking conditions: a 2-night minimum stay
  • Remember to pack: wellies/ walking boots, dog bed and bowls, bikes if you can

Join Kip to book.

Sign up (it's free!) to see insider content and book - plus nice little surprises exclusively for Kip members.

30% deposit, with the balance due 8 weeks prior to stay.

8+ weeks prior to stay: deposit refunded, minus a £30 processing fee.
6-8 weeks prior to stay: deposit retained, 70% balance refunded, minus a £30 processing fee.
4-6 weeks prior to stay: 50% of the total booking fee retained, 50% refunded, minus a £30 processing fee.
No refunds if booking cancelled within 4 weeks of stay.


Check in: 10am
Check out: 3pm

The bespoke kitchen has been painstakingly built using reclaimed grain store boards that were salvaged from old dismantled barns. Hidden inside the cupboards you will find a large fridge freezer, dishwasher and washer-dryer, as well as an oven and powerful induction hob, and all the pots, pans, plates and kitchen equipment you might need.

Inside the living room cupboards you’ll find a TV, high speed internet connection and a large selection of books, games and toys. Large glass sliding doors lead straight out on to a generous patio with bbq and uninterrupted views of the fields and woodlands beyond.

The south facing patio is a sun trap all year round and the perfect spot to enjoy a sundowner or two, and the terraced garden is a cornucopia of plants, shrubs and flowers with a winding path that leads down to a small pond.

Why book with Kip?

  • Save time

    No more trawling the web – we’ve researched the very best boutique stays so you don’t have to – they’re all great value, and handpicked by travel industry experts.

  • Reap the rewards

    You’ll get a secret Kip gift at most places you book, plus Insider and Inner Circle members get early access to new hideaways and in-demand dates, access to exclusive special offers, and Kip Member Perks from our favourite food, drink & lifestyle brands.

  • Book direct
    (for less)

    No booking fees or hidden costs — just the best rates direct from our owners, with no mark ups.  Kip members can book all of our hideaways instantly and hassle-free.