The Arboretum, Bailing Hill, Warnham, RH12

2 Bed │ 1 Bath │ 1 Rec

Guide Price £475,000 Freehold


Nicholas Hapgood

Head of Residential Sales Horsham

Key features


Full description

An exciting opportunity to acquire a two bedroom property of Victorian origins and outbuildings with a scope to create further accommodation (subject to the usual planning consent), situated on the outskirts of ever so popular village of Warnham. The property is approached via a long sweeping driveway on the edge of a famous Warnham deer park and is nestled amongst park like grounds of a former gardener's house, previously part of Warnham Court.

The accommodation comprises an open plan kitchen/reception room with a wood burning stove, bedroom two, which can be used as a study, bathroom and a double aspect master bedroom.

The garden and the outbuildings are a particular feature of the property. The store room and two garages are attached to the main dwelling and could be potentially incorporated into further accommodation (subject to planning). The garden extending to over half an acre is mainly laid to lawn and the mature shrubs and trees provides an excellent degree of privacy. There are thousands of flowering bulbs in Spring and stunning multi-coloured foliage from the rare trees which have been planted by the current owner.

The property offers a tremendous opportunity for someone looking for a unique home in a tranquil setting, yet with an easy access to the village of Warnham and Horsham town alike.



Warnham village is set in beautiful countryside and is rich in history. It is well served by its excellent village shop, hairdresser and local butcher, all within walking distance from the property and used by people from the wider Horsham district, as are Warnham Dance Studios and Health and Fitness Club. There are two great pubs within the village, both within walking distance, and a further two within the Parish. There is a village hall that has recently been enlarged and modernised and it’s a well-used resource for the usual variety of village activities – fitness classes, karate, pre-school group, badminton, short mat bowls, WI and the Seniors Group, to name but a few.

The larger town of Horsham is a vibrant market town with great transport links and excellent educational facilities. 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. Horsham Park has tennis courts, a swimming complex and gymnastics centre. There is a wide selection of sport and leisure facilities for all ages within the town.


Store room

Sitting Room/Kitchen 14' (4.27m) x 13'7 (4.14m)

Bedroom 1 14' (4.27m) x 8'10 (2.69m)

Bedroom 2 14' (4.27m) x 7'10 (2.39m)


Approx. Half an acre

Two garages 14' (4.27m) x 12'8 (3.86m)

Store attached to garages 23' (7.01m) x 14'9 (4.5m)

Outbuilding 2 including 4 storage areas

Largest store area: 22' x 5'4"

Parking for several vehicles

Details correct: November 2018

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.

Read more