• About The Orchard

    A majestic, detached family home complete with an indoor heated swimming pool, The Orchard sits in an acre of land which includes a private paddock for outdoor pursuits. Sitting in a picturesque location in Northiam, adjacent to the last rolling meadow of East Sussex as it joins the Kent border, The Orchard is perfectly located for exploring the many treasures of Kent and East Sussex. There is a steam train just a few hundred yards away serving the Rother Valley with stops at Tenterden and Bodiam. Alternatively, Bodiam Castle can be visited by taking a gentle boat trip or, more traditionally, by car. The village features the Church of St Mary’s which dates back to 1090, and the Great Dixter Tudor House and Gardens are just 0.25 miles away. There are many places to explore including Hawkhurst, Sandhurst, Beckley and a little further afield are Hastings, Tenterden and Camber Sands.
    Ground floor: Living room. Second living room with double sofa bed. Dining room. Dining area/kitchen. Separate toilet. First floor: 6 bedrooms: 2 double, one with en-suite bathroom with bath, shower cubicle and toilet, 3 twin (zip and link, can be 6ft double on request), two with en-suite shower room and toilet, 1 single. Bathroom with bath, shower cubicle and toilet.
    Open fire in living room inc. Gas CH, elec and bed linen inc. T/cot. H/chair. Satellite TV. Eight Freeview TVs. DVDs. iPod dock. M/wave. W/machine. T/dryer. D/washer. F/freezer. Freezer. Wi-fi. Garden and furniture. Paddock. BBQ. Private parking for 4 cars. Indoor heated swimming pool (9.4m x 4.8m) with seating area and shower facilities. No smoking. Please note: Fireworks are not allowed in the garden/grounds of the property.

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    Key information
    • icon-accomm-cottage


    • icon-feature-bedrooms

      6 bedroom(s)

    • icon-feature-guests

      Up to 13 people

    • icon-feature-pets

      Yes 2 pet(s) allowed

    • Special Offers: There aren't any special offers at this time.
    Two Storey features
    • Barbecue
    • Detached Property
      Detached Property
    • Dishwasher
    • Enclosed Garden / Patio
      Enclosed Garden / Patio
    • Garden / Patio
      Garden / Patio
    • Highchair
    • Pub within 1 mile
      Pub within 1 mile
    • Open Fire
      Open Fire
    • Rural Location
      Rural Location
    • Stairgate
    • Christmas Themed Cottage
      Christmas Themed Cottage
    • Wifi
    • Cot Available
      Cot Available
    • Swimming Pool - Indoor
      Swimming Pool - Indoor
    • Washing Machine
      Washing Machine
    • Car Parking - On Site
      Car Parking - On Site
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    Customer reviews by Reevoo

    The Orchard reviews collected by Reevoo

    7.7 out of 10 – based on 18 reviews

    Overall rating


    Comfort and Equipment






    Local amenities


    Value for money



    out of 10

    very shabby house, in desperate need of updating, the only good thing about this was the pool which could still do with a good deep clean. very expensive for what it is

    Confirmed guest, 2018-02-12



    out of 10

    Great weekend at The Orchard. Lovely property overall and indoor pool was great. Only downside was broken bed in one room and shower in one en suite took an age to get hot water. We would return again.

    Confirmed guest, 2018-01-29



    out of 10

    My family and I had a great weekend here! We had a mini Xmas in January and it was perfect! We didn't leave the cottage, we had a lovely stay and it was suitable for all ages. Yes as other reviews state the decor is dated and slightly worn but the rooms were all great and we thoroughly enjoyed the pool! We would all go back.

    Confirmed guest, 2018-01-08



    out of 10

    we were so excited to have a pool for christmas and being together, the first christmas without my mum. mainly it was small things that made the house not so luxurious. we have stayed in quite a few, this was the most expensive, all in all very disappointing, even left a day early. some of our points have shown up on other sites on their reviews.

    Confirmed guest, 2017-12-29



    out of 10

    Took the family away for a long weekend to celebrate my birthday, unfortunately at the end of November most local attractions are closed, we were aware of this but there is nothing around. The house has a nice kitchen and pool room but the rest is tired and old fashioned. Two of the ensuites are just converted cupboards, I slipped on the pool surround and spent the day in A&E so we all ended up going home a day early. Not a successful trip for us won't go there again

    Confirmed guest, 2017-11-27



    out of 10

    Our family stayed to celebrate my husbands birthday. We all loved the pool. It is a lovely big house just right for the occasion. The garden is nice and secure which is very important for the dog.

    Confirmed guest, 2017-10-20



    out of 10

    The main attraction with this house was the pool - we had 6 small children with us and they loved it. The house however was far from 'luxury'. We knew from the pictures that the house decor was dated - but the cleaning was poor. Each bedroom had a funny smell to it, we hoovered until the hoover packed up. The kitchen wasn't fully stocked for a big family staying there - no big bowls, jugs and everything seemed slightly sticky. We had to pop out to buy black bin bags as there wasn't any provided - again not great when with a large family. On our final day, the hot water stopped working and with no handbook or guide we had to call the owners very early in the morning to sort this out. Most of the family couldn't shower before our departure. A handbook should have been provided or at least warning that the hot water button needed to be pushed but we wouldn't have known where this was due to no handbook. There was no soap, or hand towels in the bathrooms / by the sinks - which was an inconvenience when in the listing its stated as 'luxury'. Overall the kids had a good time but the adults didn't feel there was anywhere to just relax - the house is a great size but needs a lot of modernisation to call it 'luxury'.

    Confirmed guest, 2017-10-02



    out of 10

    Positives: Great position to local shops and attractions. Lovley view. Well stocked kitchen (could do with a measuring jug or two). Pool is great and well heated. All bedrooms are a good size (we had all made up as doubles) with lots of storage space. Dining room a good size. WIFI good. Washing machine and dryer fine to use, oven easy to use as well as microwave once you figure it out. See my note on gas hobs below. Good stock of lealets however some of these are very out of date. Negatives: Note - these are all very small matters. We would stay here again :) Bedroom above the pool is loud with the pool boiler noise constantly coming from below. Some of the bedroom locks are falling apart so this could be fixed but it did not bother us. Green bedroom bed creaks something awful. It could just be the style of the bed or mattress, but we had a 1 year old in the room too so was always trying to be quiet when getting in and out of the bed. This is the first holiday house we have ever had (in over 30 years) that had NO house manual or guest book?! Usually there is a book of all local shops, pubs, emergeny phone numbers, Drs, local takeaways etc and how to use the more complicated appliances in the kitchen. We were all quite surprised and I had to call the owner to ask where the instruction manuals were for microwave, dishwasher etc. he replied that they should be in a drawer in the kitchen but that sometimes guests do move them (even more reason for the house manual). We found that the one for the dishwasher was missing and we had to Google the manual as it stopped working the second night we were there. No problem after that. Not all the gas hobs clickers work, you have to light some with a match or lighter. Would have been nice to have the option to use the Aga (we have used many before) but understood from the owner it was turned off as most people might not be used to using them. Could do with a new highchair, there were crumbs in the seat creases which we had to clean before we used it, the straps are filthy with stains and there is a tear in the seat lining. Otherwise, its nice and lightweight and easy to move around. I did not use the travel cot under the stairs as we had our own. The wine cooler cupboard did not work (would have saved room in the fridge). The ice maker did not work (even after calling owner). The lights were on but nothing worked (no manual for this either). We just grabbed the ice out of the freezer if we wanted some. We could not get the speaker system working for the pool room. Not a big deal but would have been a nice added touch as there are speakers in there. I know it looks a long list sorry!

    Confirmed guest, 2017-09-29



    out of 10

    The house is beautiful and the swimming pool is lovely. My grandchildren loved swimming and they were in and out of the pool most of the day. The bedrooms were large and comfortable. The kitchen was large and it was great having the space to cook as a family. My only minor criticism was some of the decor and sofas needed refreshing and one of the ensuite showers would not work properly but as there were so many bathrooms this did not distract from spending a very enjoyable week at the Orchard. The house was clean and welcoming and we would book again.

    Confirmed guest, 2017-09-22



    out of 10

    Great house to accommodate a large family. The pool really made it for us. We loved it!

    Confirmed guest, 2017-09-18



    out of 10

    We had a fantastic time at The Orchard. The house had all the essentials for a holiday home, and a few extra. The pool was amazing and most of the day was spent there. The patio area was nice and big - there were 10 adults and one child so plenty of room for us all, though not keen on the 2 large round tables with benches to sit on, as we liked to eat all round same table - which you can easily do in the dinning room inside. We also brought our own loungers and deck chairs for our comfort. Overall the week we spent here was perfect for us - football and frizbee in the paddock, badminton in the garden and a fabulous pool. Local shop and park in the village was useful too and Hastings was 25 mins away. We would definitely be telling our family and friends about The Orchard and we would return again ourselves. Great Place!!

    Confirmed guest, 2017-09-01



    out of 10

    Lovely house. Great pool.

    Confirmed guest, 2017-08-25



    out of 10

    We have styed here many times before, the last time being about four years ago. Sadly, nothing has changed in those four years, which means there has been no redecoration/updating in all that time so the place is now looking tired and unloved - wallpaper coming off the walls, carpet burns in the dining room, soft furnishings old and in need of replacement. The hi-fi in the lounge has been broken by a previous tenant and not repaired, replaced with a basic docking station so no music in the [pool as used to happen. Parts of the kitchen are in need of replacement after what looks like a water leak, with kick plates not refitted properly. The sleigh bed in the master bedroom seriously creaks every time you turn over - regardless of weight - we tried with one of our lightest children through to a full size adult. The towel rail in the pool has stopped working, as have the pool lights around the edge of the pool and two spotlights in the ceiling The cleaning was poor. Smears down the fronts of kitchen units from previous customers, not from the lack of drying but from the lack of proper cleaning. We dropped something on arrival and had to use the hoover - which we found was 'rammed full' of dog hair, so tightly compacted that we had to use various utilities to get the dog hair out in order to make the hoover suck up! The cleaner emptying this is not too much to ask. We knew there were no towels with the property but we found no soap, or even a small hand towel by the sinks - which when you arrive and need the loo isn't the greatest. There wasn't even a set of oven gloves, so we had to use a tea towel. Overall we had a good time BUT when you're paying the price for a 'luxury' house we think it's fair to expect things to be of a good state of repair with a few basics available on arrival. If it gets updated, the maintenance improves and gets a bit of TLC again it will be worth it.

    Confirmed guest, 2017-08-18



    out of 10

    The Cottage is stunning with lovely period features. We really loved the pool that could be used at any time of the day. So much in the area to see and do. Would be happy to stay there again.

    Confirmed guest, 2017-08-11



    out of 10

    The house and pool were great- we had a great holiday- the view across the fields are beautiful!

    Confirmed guest, 2017-07-28



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