Coates, Fittleworth, Pulborough, West Sussex, RH20

Garden House was built in the early 1800s to serve as the gardener's house to nearby Coates Castle which was built at the same time. The property has been significantly extended, as well as fully refurbished and modernised by the current owners giving us the substantial country house we see today.

The property benefits from a wonderful through-flow of accommodation to the ground floor, including a generous drawing room with a wood-burning stove as well as a dining room and beautiful conservatory, which has been fully refurbished and improved with the replacement of the old glass roof with a modern zinc roof with glazed apex, which together with the addition of underfloor heating, makes this a useable space all year round.

The Bothy - A stunning conversion of an old gardeners' outhouse, The Bothy has been sympathetically converted to the highest level to serve as a separate guest cottage ancillary to the main house.

This property forms part of the old Grade II listed garden wall for the old kitchen gardens of Coates Castle and benefits from a bedroom with en suite to either end, with the most beautiful open plan sitting room/kitchen in the heart of the building. The flooring is laid to oak, with a striking centrepiece of a glass floor panel that offers a view of the underground cellar, showcasing its historic brickwork and the boiler that once heated the walls. This property benefits from electric underfloor heating and Nest controlled electric radiators throughout and, completely separate to the main house, has stunning views looking north over the surrounding countryside.

Gardens and Grounds - Garden House sits in about 13 acres of private gardens and grounds in an elevated position overlooking the surrounding West Sussex countryside. The gardens immediate to the main house are primarily laid to lawn with some established shrub borders, while to the east there is a beautiful long field, bounded by trees and an area of woodland affording great privacy. Located at the foot of the field is a shepherds huts with mains electricity, available through separate negotiation.

The property is entered via a gravel driveway providing parking for numerous cars and leading in turn to the main house and double garage. Opposite the house is the stunning walled garden which, Grade II listed, is a beautiful feature in its own right.

The grounds adjoining the house also feature the swimming pool with remote electric safety cover which was added by our clients in 2020, and with its elevated position and surrounding terracing, provides the most wonderful entertaining space during the summer months.

Existing Business - The current owners operate a successful Airbnb business from Garden House. For more information, see

Garden House is set in an outstanding position within the South Downs National Park, just south of the village of Fittleworth. The village has a shop, pub and church as well as an excellent primary school. Also nearby are the favoured villages of Wisborough Green and the beautiful, historic market town of Petworth.

Petworth, Billingshurst and Pulborough offer an extensive range of amenities including supermarkets, farm shops, doctors' surgeries, pharmacies, pubs, sporting facilities and direct train services to London Victoria and London Bridge (approx. 68 minutes). Petworth, five miles east of the property, hosts the annual Petworth Festival, which is nationally renowned. The town offers a wonderful range of independent boutique shops and restaurants and is home to Petworth House and Park, the seat of the Egremont family.

By road the A281 provides access to Guildford and the A272 provides access to Petersfield, the A3 to the West and the A23 to the East giving access to Gatwick International Airport (approximately 40 mins), the M25 and central London.

There is an excellent choice of schools in the area. Primary schools include Fittleworth, Wisborough Green and Billingshurst. Preparatory schools include Dorset House at Bury, Windlesham House at Washington, and Great Ballard at Eartham, Chichester. Senior schools include Bedales at Petersfield, Seaford College, south of Petworth, Charterhouse, Cranleigh and Lancing College. There are two Ofsted Outstanding-rated State secondary schools; The Weald at Billingshurst, and Midhurst Rother College in nearby Midhurst.

The area is nature-rich and renowned for its walking and riding. For the sporting enthusiast there is racing at Goodwood and Fontwell, polo at Cowdray Park, golf at Cowdray and Goodwood and sailing at Chichester Harbour. There are excellent swimming beaches nearby including dog-friendly Climping Beach (25 mins) and the River Arun at Pulborough for kayaking, paddle-boarding and canoeing.