Grade II Listed Late Georgian Villa | Hastings | TN35

Hastings | TN35


For Sale

Grade II Listed Villa | Five Bedrooms | Two Receptions | Studio | Study

“Minnis Rock”, a Grade II Listed villa designed by distinguished architect Joseph Kay – one of the founding members of the Royal Institute of British Architects.
Minnis Rock is a refined and elegant three storey home of some size and stature. It was built around 1835 and sits overlooking Hastings Old Town. It includes five bedrooms (with one including an en-suite shower room,) a large triple aspect living room, a study, a studio, two kitchens and two bathrooms. It stands at the entrance to High Wickham – a picturesque road of Georgian and early Victorian houses – and is just a minute’s walk from the wonderful Hastings Country Park with its magnificent sea views and walks over the cliffs to the Firehills, Fairlight and on to Rye by the coastal path.

The house is also a short walk from the seafront and the many independent shops, pubs and restaurants of Hastings Old Town as well as the Hastings Contemporary Art Gallery.

In recent years Hastings has been recognised not only for its fine architecture and unique homes but for the creative hub that it has become, attracting film makers, writers, artists, fashion designers and other interesting people to live and work here. High Wickham is a no-through road with a real community feel and many interesting residents.

This immaculate home spans three storeys and has flexible accommodation.

The main front door opens onto the ground floor with a pretty hallway.

From here there is a charming light-filled Morning Room or Study, fitted with floor to ceiling bookshelves. A working fireplace is tucked into the corner. The hallway turns to a downstairs loo and on into the spacious kitchen with views across towards the West Hill. The kitchen was newly fitted in 2022 with Bosch and Neff ovens, dishwasher, microwave, an integrated fridge and a ‘hot tap’.

A hidden door takes you from the kitchen to the Dining Area at one end of the very large Sitting Room. This has a large original marble fireplace and is a very bright room – with windows to three sides and views across Hastings and into the garden. Enormous sash windows can be raised to give access to the covered veranda which is set behind a portico with Ionic columns, a pediment and a moulded architrave.

The garden is laid out in a parterre style with lavender and low growing roses. It’s filled with many beautiful mature trees and shrubs and has several lovely areas to sit.
At the back of the main garden is a private parking area accessed from the street via electric & remotely operated handsome wooden gates.

A door from the Sitting Room returns you to the entrance hallway.

Moving upstairs, via a winding staircase, there is a family bathroom and a separate loo. There are also three good sized double bedrooms, all with charm, character and original features. The master bedroom has an en-suite shower room and WC. There are lots of built in cupboards as well as a walk-in linen cupboard with skylight.

The lower ground floor has two further large double bedrooms as well as another good-sized reception room (currently being used as an artist’s workshop). The present owners are using the lower floor as part of the main house, however it could easily be turned into a self-contained apartment for multi-generational living, or let out for additional income. This floor already has its own bathroom with separate shower and a small kitchen with plumbing for washing machine, an oven and original butler’s sink.

The lower ground floor also has its own front door to the street and a small garden area which is separate from the remainder of the garden. There is a sunny private sitting area with room for a table and chairs.

The house has been well maintained and much improved in recent years including a brand-new replacement slate roof which was installed in 2022. The house itself is of brick, slate and stucco construction.

Nearest railway station is Hastings which is on the mainline from London Charing Cross, Waterloo East and London Bridge to Hastings and also connects to the line to Ashford and then on via the fast line to St Pancras International. There are also trains from here to London Victoria and to Brighton.

Shops in Hastings Old Town are largely independent as are the cafes, pubs and restaurants which are getting national acknowledgements. There are major supermarkets within easy reach including an M&S food hall, Tesco, Sainsburys, Lidl, Morrisons, Co-Op, Aldi. There’s an independent cinema in St Leonards along with several art and photographic galleries.

The towns of Hastings and St Leonards have become hubs for creative thinkers and there’s a wealth of interesting events. These, combined with the almost constant round of social, cultural and historic events which take place throughout the year in Hastings, make this a lively and very active town to be based in.


The architect of Minnis Rock was Joseph Kay, who was particularly renowned for his work on the layout of central Greenwich, and also for many of the key buildings in Hastings, including St Mary-in-the-Castle and Pelham Crescent on the seafront.

Minnis Rock house takes its name from the stone outcrop on which this unique home stands.

The area has an extraordinary and misty history. First documented in a 1663 drawing, the Rock’s three stone arched caves, which are a short walk from the house, were probably originally used as a rather grand sheep shelter. Said to be called Minnis because the common ground leading up the East Hill was used as grazing land for sheep – or a “menesse” land in Old English. A 19th century antiquarian named Byng Gattie said the name came from the Celtic word Menys – meaning a steep ascent. Later in the 18th Century, this slope was known as Mount Idle. Take your pick…

A warren of little wooded paths run from the house, down to the caves and on to the Old Town, All Saints Church and the seaside beyond, offering a variety of scenic, quiet and traffic-free walks.


Minnis Rock | Hastings



Energy rating




Service Charge:


Ground Rent:


Local Authority:


Council Tax:

£3520 PA

Approx Monthly Utility Bills:

£294 (includes the running of two glass kilns)

* Property construction: Traditional Brick
* Utilities: Gas, Electricity, Water Supply, Broadband
* Gas Supply: Independently supplied – British Gas
* Electricity supply: Independently supplied British Gas
* Water supply: Mains connected
* Sewerage: Mains connected
* Broadband: Standard Download speed – 12mps; Upload Speed: 1mps (Ultrafast is available)
* Mobile signal/coverage: Likely Coverage of all major networks indoor & outdoor

* Restrictions: eg. Grade II listed, listing number 1043467
* Flood risk: Medium (standard) risk of surface, low to no risk of any other type of flooding
* Planning permission: For the property itself and its immediate locality:

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