Reeds Lane, Southwater, RH13

5 Bed │ 4 Bath │ 3 Rec

Guide Price £1,395,000


Nicholas Hapgood

Director Henry Adams HRR Ltd

Key features

  • Four Double Bedrooms
  • Four Bathrooms
  • Sitting Room with Character Features
  • Large Driveway and Double Garage
  • Modern Kitchen
  • Annexe
  • Swimming Pool
  • Character Home
  • Woodland
  • Beautifully Landscaped Gardens 2.848 acre Plot (approx..)

Full description

This individual and characterful family home has a superb arrangement of living and bedroom space. As well as the benefit of an attached one bedroom annexe/guest house with its own kitchen and shower room.

The property sits within private grounds of 2.484 acres (approx..) and enjoys open lawns, formal gardens and areas of woodland, as well as having the benefit of an outdoor gas heated swimming pool and excellent garaging, including an internal stairway to a mezzanine floor for extra storage.

To the ground floor; a large reception porch welcomes you and leads into the main sitting room which centres around a charming Inglenook fireplace, ideal for winter evenings. It also enjoys an aspect out to the west side of the property. Further living space includes a double aspect dining room of a generous size, a bedroom/study, utility room and a well equipped kitchen. The kitchen has a good range of wall and base cabinets with a gloss handle-less finish. It is and is presented to a modern style and complimented with work surfaces running through. There are two NEFF Slide +Glide integrated ovens, a five ring gas hob and a porcelain sink. Also to the ground floor is a fabulous main bedroom suite which enjoys a double aspect, providing a light and airy feel, with double doors stepping directly out to the garden terrace, making it ideal for morning coffee. There is an accompanying en-suite bathroom with a wall mounted shower over the bath, a wash hand basin and a low level WC. Also of note, the ground floor has a further shower/cloakroom by the hall.

To the first floor; there are two well-proportioned bedrooms and one box room; the first bedroom has access to a loft space, the second bedroom has a mezzanine area within the roof space. The small box room is accessed by a further set of wooden stairs into the eaves. A well-equipped family bathroom with a large walk-in shower, separate bath, a wash hand basin and a low-level WC.

The adjoining annexe has a superb kitchen with an integrated NEFF Slide+Glide oven, and space for a washing machine. The garden room/sitting room enjoys a fantastic degree of light due to the full height windows and has double doors opening out onto the garden terrace. There is a modern shower room, as well as a further bedroom with a fitted wardrobe and cupboard space.


The property is approached via a gated access leading to a driveway with space for several vehicles. The detached garage is of generous proportions and has double up and over doors, with ample storage space, as well as power and lighting.

The rear gardens are a real feature and are mainly laid to level lawn with a selection of beds and borders with mature shrubs and plants. Adjacent to the lawns is the outdoor heated swimming pool which is perfect for the summer months, it features an area ideal for relaxation and recreation. The lawned garden leads into a further area of Woodland which is ideal for growing families and makes for a superb place to create adventures and lasting memories. Within the gardens there is an allotment area, two sheds and a good size timber built store/open barn workshop which is ideal for storage and home hobbies.

Agents note: The annexe falls under a separate council tax bill which is band A £1495.97 per annum.


The village of Southwater has much to offer, including Lintot Square with a variety of local businesses including a Co-op, hairdressers, restaurant and café. Southwater also boasts a number of public houses and a large doctors' surgery. Regular bus services run to Horsham town centre with its great transport links to London and the South Coast plus excellent educational facilities. Additionally, there are two very good junior schools in Southwater, Castlewood and the Southwater Academy. There is also Southwater Country Park, featuring a lake, dinosaur theme play park and café as well as access to Downs link providing routes to Guilford and Shoreham.
  • Entrance Hall
  • Dining Room
  • Downstairs Shower Room
  • Study
  • Ensuite to Bedroom 1
  • Main bedroom
  • Kitchen
  • Sitting Room
  • Annexe Kitchen
  • Shower Room
  • Annexe Bedroom
  • Garden Room
  • Bedroom
  • Bedroom
  • Bathroom
  • Loft room

Council Tax Band: F

Tenure: Freehold

EPC Rating: A

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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