Horley Property Guide

Close to the Surrey/West Sussex border, Horley is a small commuter town with around 20,000 residents. Horley is surrounded by nearby villages and rural areas, as well as the towns of Reigate, Crawley and Dorking. There is a small but buzzing town centre, undergoing a series of redevelopment projects which, along with new housing developments in the area, are stoking a growing appetite for property in Horley and an associated rise in property prices.

The majority of households in Horley comprise young families, which are well-served by a selection of high quality primary schools boasting either ‘good’ or ‘outstanding’ OFSTED reports. As children move into secondary, Oakwood School - the co-ed comprehensive for Horley - has a ‘good’ OFSTED rating. 

Though retail opportunities are limited to the ‘bare essentials’ in Horley, there are ample opportunities for shopping in nearby Crawley, whilst there is no shortage of supermarkets - from Waitrose to Lidl and everything in between. Whilst shopping may be a little thin on the ground, opportunities for eating out or for a few drinks with friends abound in Horley. There is also a great little theatre with regular productions to suit every taste - and even an amateur dramatics club for those keen to get involved!

Beyond the town of Horley itself, however, there is an abundance of beautiful green countryside, dotted with traditional English villages and rural property that is nothing short of the stuff that dreams are made of. From new build property in Horley through to extensive countryside property, there is a wide variety of real estate in Horley to suit all pockets and preferences.

Recently Sold Properties in Horley

Detached properties see the greatest value appreciation in the Horley area. Between 2018 and 2019, prices on this type of property rose by 30%. The current average for a detached property in Horley is £624,500. The overall average across all property in Horley is £389,946, up 21% on 2018. If you are looking to sell property in Horley, get in touch with our Horley Mayhews Estate Agents branch for some friendly, expert advice.

So why do detached properties perform so well in the Horley area? Well, the principal reason is likely to be that the Horley area is surrounded by rural countryside, where larger detached homes are plentiful. Also, Horley itself is a popular location for bed and breakfast accommodation being, as it is, so close to London Gatwick Airport. Bed and breakfast properties with a large number of bedrooms are increasingly coming on the market, often as development opportunities for investors wishing to convert them into flats. 

This is not to say that your usual three- and four-bedroom terraced and semi-detached properties are not in good supply in Horley. There are a number of new developments, as well as existing modern residential developments in Horley that are ideally located for schools, as well as road and mainline rail networks. The majority of properties for sale in Horley, at time of writing, are two and three bedrooms, averaging £275,733 and £400,808 respectively.

New Build Developments in Horley

The Acres

Comprised of 700 homes built between 2010 and 2016, The Acres is situated to the north east of Horley. The neighbourhood is an extremely popular area for families, particularly because of the Trinity Oaks Church of England Primary School, located right at the heart of The Acres community. Along with the school, there is also a care facility, Anvil Court, which comprises 60 retirement flats. Tanyard Barn Community Centre, run by Horley Community Preschool, is available to hire for events, classes and so on. 

Westvale Park and Meath Green

To the north west of Horley just off the Reigate Road is the neighbourhood of Meath Green, an area which boasts a plentiful array of new homes, large detached properties and some rural dwellings. It is also home to the Horley Leisure Centre and Horley Town FC grounds, the Cricket Club, and Meath Green Junior School. The River Mole also runs through Meath Green, accentuating the contrast between residential areas and natural space.

Westvale Park, Horley’s newest development, is set within Meath Green. Though it won’t be entirely completed until 2025, properties in Westvale Park are starting to see residents moving in. Many of those buying property in Westvale Park are moving to Horley from Croydon to escape the increasingly extortionate property prices closer to London. Being close to East Surrey hospital and Gatwick Airport, a large majority of Westvale Park’s growing population are employed at these two key locations.

From one bedroom flats to five bedroom detached homes, Westvale Park is beginning to grow roots as a key neighbourhood in Horley, particularly as the school, community centre, shops and doctors’ surgery start to open their doors.

Popular Villages Near Horley


Charlwood, though on the flight path for Gatwick Airport, is nonetheless a gorgeous and friendly little village within easy reach of Horley. The village itself has seen plenty of housing developments over the years, but the outskirts of Charlwood are still prime territory for larger, rural real estate. 


Between Horley and Crawley lies the hamlet of Fernhill, a rural area where period properties abound. It is a peaceful and attractive place to buy, particularly for those seeking a tranquil haven away from the hustle and bustle, but still within easy reach of nearby towns and transport networks.

Norwood Hill

Less of a village and more of a scattering of properties two miles north of Charlwood, Norwood Hill is a rural area characterised by extensive, beautiful woodland and the longstanding landmark of The Fox Revived pub.


Often mistaken for a suburb of Redhill, Salfords is, nonetheless, a village with a heady mixture of traditional and modern properties. Salfords is well-equipped, with its own village school, social club and shops, as well as that all-important English village stalwart, the cricket green at the centre.


A rural sanctuary still within easy reach of the M23 and just 2.5 miles from Gatwick Airport, Smallfield is just on the edge of the Gatwick commuter belt. Essentially, Smallfield is a settlement within the civil parish of Burstow, a Surrey village with a long history stretching back to the Middle Ages.

Tinsley Green

Originally a hamlet within the parish of Worth, Tinsley Green has since become absorbed by the Pound Hill neighbourhood of Crawley. Interestingly, Tinsley Green is the birthplace of the game of marbles, and the British and World Marbles Championship is held every year at The Greyhound Pub in Tinsley Green, dating back to 1932.

Flats in Horley

Saxley Court

A brand new collection of executive one and two bedroom apartments at the centre of Horley town, Saxley Court is proving incredibly popular with commuters and buy-to-let investors. 


A stunning Victorian manor house and former private school, Highgrove is situated in Norwood Hill within landscaped grounds which look out over the Downs. The manor house is now home to a selection of luxurious apartments with high ceilings and a true sense of grandeur.

Mayhews Estate Agents - Horley Property Experts

We hope this guide has given you a taster of the variety of property in Horley that there is to choose from. With character and period rural property as well as more modern developments, apartments and new builds, Horley and the surrounding areas offer prime real estate for commuters and those escaping from the capital, as well as those working closeby. If there’s anything else you’d like to know about living in Horley, check out our Horley Area Guide, or drop us a line and we’ll be happy to chat it through.

Our Horley property experts know all there is to know about the local area as well as properties available. So don’t be shy - get in touch, and start looking forward to exploring a new life in this gorgeous part of the South East.