Coltstaple Lane, Horsham, West Sussex, RH13

Kings Farm is a beautiful Grade II listed country house to the south of Horsham in the parish of Southwater. Set in stunning gardens and grounds the house was built between the 14th and 17th Centuries with later additions. The ground floor is primarily made of red brick with grey headers, tile-hung, with bellcast between and a Horsham stone roof.

The house has been completely modernised and reimagined by the current owners who have completely renovated the house to the highest of standards, upgrading the Horsham stone roof and chimneys. Many of the ceilings have been raised. A fantastic timber framed conservatory has been added to extend and update the kitchen, creating the wonderful family home it is today, whilst maintaining all the period charm and architectural features a house of this era should boast.

A solid oak door opens into a beautiful hall with original flagstone floor and a staircase leading to the first floor. Off one side of the hall is a triple aspect formal drawing room with large inglenook fireplace and a wood burning stove. To the other side is a study, which could be used as a formal dining room or snug with a delightful inglenook and wood burning stove.

To the end of the hall is an amazing kitchen with a new conservatory extension offering a superb kitchen / dining / sitting room perfect for family life and entertaining. The conservatory is triple aspect with large bifold doors opening onto a stone terrace and to the other end is the sitting room area with wood burner.

The kitchen has a large preparation island with a matt quartz worktop and ample seating plus there are various fitted electrical appliances and under floor heating is throughout the kitchen /dining / sitting and utility rooms. Off the kitchen is a well-appointed utility/boot room and a cloakroom completes the ground floor accommodation.

On the first floor are four bedrooms, comprising a double aspect principal suite with ample built in storage and stunning shower room, a guest suite with a beautifully appointed bathroom and walk-in wardrobe, two additional bedrooms and a separate shower room. On the second floor is a further bedroom with a shower room and loft storage space.

Kings Farm is approached off the lane through double electric gates, leading up to the side of the house into a large parking area for several vehicles. There is a large double bay garage with workshop and store. To the southeast of the house is a large stone terrace ideal for alfresco dining and entertaining. This leads to formal gardens, classically inspired features, herbaceous and perennial borders, mature specimen trees and large expanses of lawn.

The grounds include a totally modernised and updated detached one bedroom Annexe, with kitchen, pantry/utility and shower room with its own access. This could be used for ancillary accommodation or subject to planning consent it could provide additional income as an Air BnB. There is also an upper barn, a wood store and a south facing Summer House, with views across the gardens. The upper barn, the garage block and Summer House all have power and internet services. All set in wonderful grounds of circa 12 acres, with tennis court, beautiful, landscaped gardens, fields and a woodland. Kings Farm is the perfect setting for family life or a magical country retreat in the heart of the Sussex countryside.

The property is in a lovely rural position just south of Horsham in the parish of Southwater. Horsham is a thriving market town with two major supermarkets, The Causeway and Carfax town centre which has a twice weekly market, a variety of shops and many bars and fine restaurants. Horsham Sports Club offers access to the Downs Link, a former railway line which provides extensive walking and cycling, walking access to Denne Hill, River Arun and the beautiful surrounding Sussex countryside. Horsham mainline station, with fast commuter links to London, Crawley and Gatwick is just over 3 miles to the north, whilst the A24 lies to the west providing easy access to the south and the motorway networks.

There is an excellent selection of schools including St Mary’s, St John’s, Arunside, Tanbridge, The Forest, Collyer’s, Handcross Park, Christ Hospital, Millais Girls School and Farlington.

Worldwide renowned Glyndebourne Opera House, Goodwood Estate, Brighton Festival and Ardingly showground are all within reach. The local footpaths provide a vast network of stunning walks, many leading towards the beautiful South Downs National Park. There are numerous excellent golf courses nearby including Royal Ashdown, Slinfold Golf and Country Club, Horsham Golf and East Sussex National, as well as reservoirs for water sports.

Horsham District Council
Council Tax Band H
EPC Exempt