44a Guildford Road, Horsham, RH12

6 Bed │ 5 Bath │ 2 Rec

Guide Price £935,000


Nicholas Hapgood

Director Henry Adams HRR Ltd

Key features


Full description

Offering a well thought out arrangement of both living and bedroom space arranged over a total of three floors, this property totals approximately 3390 ft.² and is ideal for a growing family. The ground floor self-contained annex offers the opportunity for several uses including a home run business, living-in relative or potential for bed and breakfast.

To the ground floor there is a reception hallway which leads through to the well-proportioned, light and airy living room which has a double aspect and centres around a brick built fireplace with inset dual fuel log burner. The sitting room is part-opened to the dining room which is of an equally impressive size and offers double doors directly out onto the rear garden terrace and the beautifully maintained gardens.

The kitchen/breakfast room has a superb selection of wall and base units, providing ample storage and has contrasting granite work services running through. There is the convenience of a sit-up breakfast space and preparation island plus quality integrated appliances and a further set of double doors leading out to the garden terrace. Also of note to the ground floor main living space is a separate utility room and cloakroom. Double doors from the hallway leads to a split-level staircase leading down to the annex reception room/bedroom. Double doors open directly to the front aspect of the property and would be ideal as a separate annex entrance. There is then a well-equipped kitchen which in turn leads through to the garage space, which has potential for conversion, subject to the usual planning consents.


From the main property entrance hall a turning staircase leads to the first floor landing where the principal bedroom enjoys an aspect over the rear gardens and a delightful Juliette balcony which is ideal for enjoying morning views over the gardens. The principal bedroom has ample fitted wardrobe space and a luxurious, high quality en-suite shower room with high specification Vileroy and Boch bathroom furniture and modern chrome fitments. There is a large walk-in shower and modern and contemporary tiling. The second bedroom enjoys an aspect to the front and again has ample fitted wardrobe space and an equally well appointed en-suite shower room. There are two further bedrooms plus a shower room and separate bathroom. A staircase leads to the second floor where there is a further bedroom/hobbies room which is ideal for a growing family and has potential to be a cinema room and enjoys skylight windows providing a light and airy aspect.


There is driveway parking for several vehicles which leads to the garage which has an electrically operated up-and-over door. The gardens have been beautifully maintained and are laid to level lawn with well-kept landscaped beds and borders with mature shrubs trees and planting. Both the terrace and separate raised decking areas provide ideal outdoor entertaining spaces.


Horsham is a vibrant market town with great transport links to London, Gatwick and the South Coast and excellent educational facilities. In fact, a survey by the Halifax revealed that Horsham is one of the top 20 places to live in Britain.

The schooling caters for state and public sectors and the main schools are Millais, Forest, Tanbridge, Collyers, Christ's Hospital and Farlington. There is a thriving restaurant and café scene, from familiar chains to independent and award-winning eateries. The Carfax markets offer local produce and street food every Thursday and Saturday and there are various themed events throughout the year.

Entrance Hall


Kitchen/Breakfast Room 24'3 (7.39m) x 17' (5.18m)

Utility room 7'4 (2.24m) x 6'4 (1.93m)

Sitting Room 24'1 (7.34m) x 14'1 (4.29m)

Dining room 22'6 (6.86m) x 9'8 (2.95m)

Principal Bedroom 15'8 (4.78m) x 15'3 (4.65m)

En-suite Bathroom 10'11 (3.33m) x 5'9 (1.75m)

Bedroom 16'1 (4.9m) x 10'3 (3.12m)

En-suite shower room 11'6 (3.51m) x 8'2 (2.49m)

Bedroom 10'8 (3.25m) x 10'3 (3.12m)

Bedroom 10' (3.05m) x 6'6 (1.98m)

Bathroom 8' (2.44m) x 7'7 (2.31m)

Shower room 8'9 (2.67m) x 3'4 (1.02m)

Second floor bedroom 24'1 (7.34m) x 18'1 (5.51m)

Annex Bedroom 17'10 (5.44m) x 14'11 (4.55m)

Annex shower room 6'10 (2.08m) x 5'8 (1.73m)

Kitchen 18'9 (5.72m) x 7'4 (2.24m)

Garage 19'2 (5.84m) x 17'9 (5.41m)


Details correct: March 2019

Why live in Horsham?

Horsham strikes the perfect balance with its community facilities and green spaces. There’s a market square at The Carfax complete with traditional bandstand, an abundance of shops, a cinema, theatre, leisure centre and a 60-acre park right in the centre of town.

We have an impressive mix of older properties, including historic buildings from the 1400s and 1500s with later additions from the Georgian, Victorian and Edwardian eras and some stunning artistic properties. Head out along The Causeway and you’ll see every style, from 15th century homes to new builds, on one superb road.

Horsham has many great schools, both state and private, junior and senior. Millais, Tanbridge House, Farlington, Windlesham House, St Marys and Heron Way all have excellent Ofsted ratings and have received equally positive reviews from pupils and parents. There’s a good range of shopping here too, including high street favourites and independent stores and coffee shops. You’ll also find a huge selection of eateries, bars, cafés and pubs in the town and a particularly high density of restaurants along East Street that has given rise to its nickname, ‘Eat Street’.

We have a great tradition of sports in Horsham and, more importantly, of supporting our local teams. Our town is the proud host of Sussex Cricket Club, which frequently plays on the Horsham Cricket Club grounds while the local cricket, football and rugby teams also attract great crowds on match days. If you like walking in beautiful countryside you’ll be spoilt for choice in Horsham while the Southwater Country Park has a Dinosaur Island play area for young families and kayaking and canoeing facilities for older children. The Pavilions in the Park leisure centre has indoor and outdoor heated pools and an aerial adventure course with ropes and a climbing wall. For more cultural pursuits, the Capitol Theatre and Cinema on North Street has a busy calendar of both theatrical productions and the latest movies.

If you’d like to buy, sell or let a property in Horsham, get in touch with your local team and discover the Henry Adams difference for yourself.

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