The beautiful market town of Horsham has always been a picturesque and vibrant place to live. With its buzzing town centre and stunning surrounding countryside, word has caught on that Horsham is a wonderful place to call home. From the town itself, to the multitude of archetypal English villages, to the breathtaking rural properties, Horsham offers variety, charm and a friendly, safe atmosphere.
The town centre has seen heavy investment, with the arrival of the new, large Waitrose John Lewis store in 2015, and most recently the complete regeneration of Piries Place. The Piries Place development has included a large new multistorey car park, complete with ‘green’ wall, some excellent restaurants and bars, and the prized Everyman cinema. In the Carfax, at the heart of the town, the Saturday Farmers’ Market continues to be an exceedingly popular attraction, accompanied by local musicians on the bandstand and children safely playing in the square.
One of the principal factors that is attractive about Horsham is its well-earned reputation for outstanding schools at both primary and secondary level, as well as a highly-regarded sixth form college, Collyers, in the centre of town. Almost every single school in Horsham and the surrounding areas is rated either ‘Good’ or ‘Outstanding’ by OFSTED, and there is similarly a wealth of independent schools of exceptional quality.
It is little wonder, then, that the Horsham property market has experienced substantial growth in recent years. With demand for property in Horsham on a continuing rise, Horsham new build developments have sprung up aplenty. Whilst significant areas have been given over to the expansion of Horsham’s residential areas and the development of new neighbourhoods, this has not affected the charm of the villages and rural areas. For those seeking a Horsham property in a peaceful rural location, there is a generous offering of homes both small and very large. In short, Horsham and its surrounding countryside has property suitable for everyone.
With this array of impressive benefits to living in Horsham, it’s time to take a deeper look at the numbers. Where is thriving best? How’s the market faring? And where, indeed, should you invest your money?
Recently Sold Properties in Horsham
The overall average price of properties sold in Horsham over the last 12 months (to October 2019) was £365,385. The majority of property sales were flats, for which the average price came in at £232,243. If you are looking to sell your home in Horsham, contact our Horsham Mayhews Estate Agents branch for some friendly expert advice.
The reason for the popularity of flats in Horsham is the town’s excellent rail and road connectivity as a commuter town for London, Brighton and nearby Crawley.
That said, along with the commuter community, which tends to live principally within the centre of town, in Horsham’s suburban neighbourhoods, houses dominate the market. Semi-detached properties in Horsham sold for an average of £401,445 over the last year, whilst terraced properties in Horsham fetched an average of £328,767.
Popular Areas in Horsham
Let’s begin by exploring Horsham’s neighbourhoods:
A leafy, friendly, beautiful area situated in the North of Horsham, adjoining with Littlehaven and North Heath neighbourhoods. Holbrook has a strong community spirit, is home to Holbrook Primary School and the Holbrook Club (a fitness centre, social club and sports club), and a small shopping precinct (with a cracking Chinese takeaway!). Homes in Holbrook were largely constructed in the 1990s as part of a then-new build development, which has now become a thriving and happy established Horsham neighbourhood.
Sandwiched between the neighbourhoods of Holbrook and Roffey, with Littlehaven train station at its centre, Littlehaven has its own share of good primary schools and decent semis and terraced homes. Less pricey than nearby Holbrook, but without the (misplaced) stigma of Roffey, Littlehaven is a great option for young families.
Across the other side of town, the Needles estate is a more inexpensive choice, with a real mix of properties. At the heart of the neighbourhood, Needles is still dominated by social housing, but towards the outskirts, we find some beautiful terraced homes and much larger detached properties, indicating that a wave of gentrification is raising the Needles estate’s profile. As such, it may be a good time to invest in this neighbourhood as further developments see demand in the area grow.
In the direction out of town towards Cowfold, behind the station and under the Iron Bridge, is the area of Horsham known as New Town. Back from the main road, New Town bleeds into the Chesworth House Estate and the area around the Tower Hill end of town. The neighbourhood extends into the St Leonard’s Road area, a prime location for parents seeking catchment for the renowned Heron Way primary school and for Millais and Forest at secondary.
Side by side with Holbrook, and closer to town, North Heath is friendly, family-oriented and well-served by North Heath primary school and the shopping precinct on the border with Holbrook. A variety of properties, from detached 3-4 beds in cul-de-sac streets, to semis and terraced homes, flats and maisonettes, are on the lighter side of mid-range in pricing, certainly shy of the prices in Holbrook just down the hill. Nonetheless, North Heath maintains the same community spirit of Holbrook and benefits from proximity to the Holbook Club as a hive of local activity.
Oakhill sits beside New Town, wrestling for possession of St Leonard’s Road and in the heartland of Millais and Forest catchment. A pleasant family atmosphere and well-appointed properties, combined with others on the more affordable end of the scale, Oakhill is a popular choice for families. It is also incredibly close to Leechpool and Owlbeech woods, a huge forest opening onto open countryside which is very popular with Horsham dog owners (of which, it must be said, there are many).
Roffey was once, like Needles, subject to a bit of a reputation for being a ‘rougher’ area of Horsham. But anyone from the area will tell you categorically and truthfully that this reputation is outdated and exaggerated. Whilst Roffey is a more ‘working-class’ area, it is also extremely friendly, a place where everyone knows everyone and a home to countless happy families. Separated from Oakhill by one roundabout, and as close to Leechpool and Owlbeech, the desirability of Roffey as a place to buy property in Horsham should not be underestimated.
Taking the Worthing Road out of town, past the Needles estate on your right and beautiful Denne Hill on your left, you come to the Tower Hill part of Horsham, instantly recognisable by the famous Boar’s Head pub on the corner of the road leading out towards Christ’s Hospital. A mixture of traditional period cottages and some newer terraced properties, and with some much larger detached and rural properties to add to the mix, this is the ideal part of Horsham for those looking for a balance between Horsham town and the stunning surrounding countryside.
Trafalgar is a huge area of Horsham, sweeping back from the centre of town all the way to the A24 border with Warnham on the other side. Not only a residential area, Trafalgar has its own really rather buzzing neighbourhood, with pubs, shops and services all on your doorstep. It is in key catchment for Tanbridge House secondary school and Greenway Academy and Trafalgar primary schools.
Rural Property in Horsham’s Surrounding Villages
As well as the large residential new build development currently under construction in Billingshurst, this village, just 15 minutes outside Horsham town is surrounded by gorgeous farmland and open countryside. Beautiful, high value detached property around Coneyhurst and West Chiltington Lane area, all the way down to nearby Wisborough Green is ideal for those looking for properties around and exceeding the £1 million mark. The village itself is less of a quaint country village and more of a real little hub, with a Sainsbury’s, some decent pubs and a smattering of little independent shops and restaurants.
Broadbridge Heath is in a state of massive redevelopment. A huge new housing development has divided the village in two; there is now the ‘Old Village’ on one side, and the ‘New Village’ on the other. On the ‘old’ side, there are cottages and terraced homes, leading out into rural property that backs on to nearby Warnham. Within easy walking distance of, and key catchment for, Tanbridge House school, Broadbridge Heath is undergoing a real shift in identity on one side, whilst those homes out on the ‘old’ side retain the quaint rural charm of yesteryear.
Home to one of the country’s oldest private schools, founded in 1552, the rural area around Christ’s Hospital is a dream for countryside property outside Horsham. With the Downs Link running through, and Westons Farm Shop selling all-local meat and vegetable produce, and - of course - the breathtaking, historic school at its heart - Christ’s Hospital is a real slice of traditional English charm… with its own railway station. Just like Hogwarts!
Travelling out of Horsham on the Brighton Road, passing through New Town on your way, you will reach Cowfold. Absolutely beautiful rural property in countryside that stretches for miles, and the actual little hamlet with a couple of local shops at its heart, make Cowfold a truly idyllic location. Within easy reach of the A23 down to Brighton, and 10 minutes outside Horsham, Cowfold is perfectly located for transport, though you wouldn’t realise it from the sheer green loveliness of the place.
Between Horsham and Crawley, just off the A24 before Pease Pottage, lies the tiny village of Faygate, where rows of cottages covered with climbing roses and wisteria overlook stretches of open farmland. With its own railway station and easy access to main roads, yet set back enough to maintain peace and quiet, Faygate is all about English cottage living.
Kingsfold is real farmers’ territory. Rural properties are found at the bottom of long, winding mud tracks, often with outbuildings, barns and horses everywhere. If your urge to move to Horsham is combined with a yearning for a little smallholding of your own, Kingsfold is the place for you.
In the civil parish of Nuthurst, whilst still part of the Horsham district, Mannings Heath is an affluent little village, with your traditional Anglican church, village green, cricket ground, riding school and golf club. Though around 400 homes were built in Mannings Heath in the 1970s, it has never lost its traditional atmosphere, maintaining a selection of homes dating back to the 17th and 18th centuries. As with many of Horsham’s outlying villages and hamlets, Mannings Heath sits within an expanse of open countryside, where large, rural, high-value homes are in abundance.
Down the A24 towards Worthing, a small turnoff from the dual carriageway will see you arrive before long in the village of Partridge Green, home to one of the best butchers’ shops in Sussex, along with two gorgeous local village pubs and - you guessed it - surrounded by beautiful open countryside.
Rudgwick itself is home to many detached and terraced properties, as well as a few retirement flats and some traditional cottages. Behind the grounds of Pennthorpe School, a private prep school, stretch miles of woodland and countryside perfect for a blissful dog walk. Passing through the village and out towards Ewhurst and into Surrey, the large rural properties are some of the finest in the area.
Just across the roundabout from the Holbrook neighbourhood of north Horsham, you’ll be on your way to the secluded village of Rusper. This is, like its nearby neighbour, Faygate, a place for cottages and climbing roses, for steam engine shows and horse and carriage rides. The Star pub at the heart of this little haven is filled with cheerful community spirit, as Rusper is a place where everyone is your friend, where everybody knows your name.
Slinfold, with its ritzy Golf and Country Club, is a village with a lot of high-end rural properties where £1 million is at the bottom end of the price range. The centre of the village is similar to a lot of rural villages in the Horsham area, with a church, pub, post office and primary school, and there are smaller cottages throughout the village proper. However, the range of period properties and extensive country homes with 5+ bedrooms dominate the Slinfold property market.
The actual village of Southwater may have seen (and continue to see) massive housing development projects, and redevelopment of the village itself, in recent years, and by and large Southwater is very much a modern village. However, you do not need to travel far from the centre to discover rural property, tending towards an equestrian or generally agricultural bent.
Another equestrian hotspot, Warnham village is situated two miles north north west of Horsham. With a village store, butcher, two pubs and a small railway station a mile outside the village (with hourly train services to London Victoria), Warnham is a dream for commuters who wish to escape the city life whilst maintaining a career in the capital. The village was also the birthplace of poet Percy Bysshe Shelley, at Grade 1 listed Field Place, a country estate and working farm.
Situated on the other side of Billingshurst down long winding lanes is the picturesque village of Wisborough Green, a charming little hamlet which falls just outside the Horsham district border into that of Chichester. Wisborough Green has, at its heart, the village green on which cricket and football are played throughout the season. The green is overlooked by the Cricketers Arms and the Three Crowns pubs, and the cricket pavilion on the green doubles as a social club. Pink Floyd guitarist David Gilmour lives on a farm just outside the village.
Flats in Horsham: Recommended Apartment Blocks
A selection of modern one and two bedroom apartments a short walk from Horsham station and the centre of town. Most are available on a shared ownership basis.
There are an array of stunning apartments and duplexes in the beautiful Victorian Tanbridge Park manor house, just a half mile outside the centre of Horsham.
Previously an office building, Linden House was developed into luxury apartments in 2016. Situated just off the Carfax (at the very heart of Horsham town centre), and with westerly views of Horsham Park, Linden House is also barely a minute’s walk from Horsham railway station. Well-appointed, ideally located and with parking included, there is a wealth of fantastic apartments hidden behind the apartment block’s grey exterior…
Denne Park House
Set within the landscaped parkland of Denne Park, originally a medieval deer park, Denne Park House was built in 1605 and now hosts some of the most desirable luxury apartments in Horsham. Leasehold flats within Denne Park House go for close to £400,000, with sold prices in 2019 up 100% on the previous year.
Situated within the brand new Highwood Village development at Broadbridge Heath, The Mill is at the east of the development. One and two bedroom apartments offer open plan, spacious contemporary living within walking distance of Horsham in this highly desirable new part of the town.
Recommended Horsham New Build Areas
The previously mentioned Highwood Village development at Broadbridge Heath is an extensive, completely new village which is proving highly desirable. With homes ranging from one bedroom flats to 5 bedroom family homes, there is something at Highwood Village for all. This is all part of the plan to create an authentic new neighbourhood that will settle into an established, key part of Horsham as the town continues its expansion.
The Broadacres development is situated to the west of Southwater, 10 minutes outside Horsham town. Offering 2, 3, 4 and 5 bedroom homes, Broadacres is an ideal location for families. With the highly recommended Southwater Infants and Junior Academy on your doorstep, and the stunning Southwater Country Park a short walk away, Broadacres is the new build development of choice for young families.
Amblehurst Green is a brand new development incorporating 195 properties, including 54 affordable homes. Comprising 2, 3 and 4 bedroom properties, it is a 10 minute walk from the outstanding Weald secondary school and within 5 minutes’ walk of the village proper. Surrounded by the South Downs National Park and High Weald Areas of Outstanding Natural Beauty, Amblehurst Green is set to be a highly desirable family-focused development.
Situated between Horsham and Crawley, Kilnwood Vale boasts plenty of open space and a brand new primary school. It also has its own neighbourhood centre, library, health centre and supermarket either already in business or set to open soon. Just down the road from the villages of Faygate and Rusper, Kilnwood Vale benefits from both the rural charm and open countryside of the area, and also the convenience and buzz of Horsham and Crawley nearby.
Mayhews Estate Agents - Horsham Property Experts
We hope this extensive guide to property in Horsham and the surrounding areas has given you a taste of the sheer amount on offer in this fantastic town. From residential areas and new builds in the suburbs, to the luxury apartments in the town centre, to the beautiful rural villages and country properties, Horsham truly is a marvellous place to call home.
If you would like to find out more about properties in Horsham and rural and village homes in the area, get in touch with our team of Horsham property experts. We are here to help you find the perfect home - and there are many to choose from in this stunning, historic market town.