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Guide Price£1,500,000

Broadwater Lane, Copsale, RH13

Land size: 11.95 acres
Bedrooms: 8
Bathrooms: 3

Key Features

Grade 11 listed property
Set in beautiful grounds and land totalling approx 11.95 acres
Eight Bedrooms Three Bathrooms
Downstairs WC
Character features throughout the property
Principle bedroom with En-suite Bathroom
Separate Study
Tennis court
Equestrian facilities

Description

An impressive and substantial family residence offering substantial living and bedroom space totalling 4874 Sq.ft. (approx..) sitting within a semi-rural position offering access to Horsham town Centre, nearby countryside, well regarded local schools and commuter routes to London, Gatwick and Brighton. Marelands Farm also offers an equestrian opportunity with, stabling facilities, a sand school, nearby hacking and gardens and grounds that total approximately 11.95 acres. Within the grounds are also a large pond, tennis court and a private approach via the sweeping driveway.

The ground floor living space is accessed via a generous reception hallway which leads to several reception rooms enjoying views out to the front of the property over the grounds and gardens that capitalise on the available vistas and views. There are a total of three reception rooms all featuring many character features and open fires along with a kitchen, family room and a separate study - ideal for home working.

To the first floor, the eight bedrooms are complimented with three bathrooms, one of which is a large bathroom accompanying the principal bedroom suite which offers impressive dimensions and views out to the front of the property over the large pond, gardens and grounds.

The approach to the property is via a private and sweeping driveway that then provides parking for several vehicles, parking and hardstanding continues to the stabling area which features eight accessible boxes along with an opportunity for a tack room. Adjacent to the stables is a sand school. The remainder of the gardens are grounds are bordered with mature tree shrubs and planting, there are areas of lawn and the opportunity to have a recreational facilities including the tennis court and small lake which is well stocked with an excellent selection of fish and other wildlife.

Agents Note: Land totalling approx 11.95 acres

Garden

Garden and grounds incl tennis court

Yard

Stables Block

Garden

Main entrance to the property

Ponds Houses with Land Horse properties Residential Manèges Lakes Freehold Stables Equestrian properties Historic Houses Rural properties Outbuildings

Map Location

Property details

Tenure: Freehold
Council Tax Band: G
Date Posted: 2026-01-29

Market Value Analysis

Compared with 189 Homes with Land listings in South East England (10+ acres).

This Property£125,523 / acre

Homes with Land Average (10+ acres) £91,172 / acre

View full market data

Utilities & Restrictions

Utilities

Electricity: Mains
Water: Mains
Heating: Oil Heating
Broadband: Ask Agent
Sewerage: Septic Tank / Private

Rights & Restrictions

Public Rights of Way: Ask Agent
Private Rights of Way: Ask Agent
Listed Property: Yes
Restrictions: Ask Agent

Listed status, conservation areas and planning constraints for this location are in the full report.

Property Features

Accessibility: Ask Agent
Parking: Parking Available
Garden: Private Garden

Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.

Connectivity

Broadband

Fastest speed available at this postcode

1.8 Gbps

Gigabit full fibre · available to 24% of premises

Suitable for

4K streaming on every screen
Full-time home working
Online gaming & big downloads

Mobile signal

CallsDataEE Good GoodO2 Good GoodThree Good GoodVodafone Good Good

Outdoor predictions; indoor signal depends on building materials.

Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.

Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.

Nearest Schools

Primary

St Andrew's CofE Primary School1 mileOfsted: Good
Ages
4 to 11
Pupils
171
Type
Voluntary aided school
Faith
Church of England
Castlewood Primary School1 mileNo Ofsted rating
Ages
4 to 11
Pupils
205
Type
Community school
Southwater Infant Academy1.2 milesOfsted: Good
Ages
5 to 7
Pupils
230
Type
Academy converter
Southwater Junior Academy1.3 milesNo Ofsted rating
Ages
7 to 11
Pupils
445
Type
Academy converter
St Mary's CofE (Aided) Primary School2.6 milesNo Ofsted rating
Ages
4 to 11
Pupils
200
Type
Voluntary aided school
Faith
Church of England

Secondary

The Forest School2.7 milesNo Ofsted rating
Ages
11 to 16
Pupils
1,115
Type
Academy converter
Millais School3 milesOfsted: Good
Ages
11 to 16
Pupils
896
Type
Community school
Gender
Girls
Tanbridge House School3.2 milesOfsted: Outstanding
Ages
11 to 16
Pupils
1,510
Type
Community school
Bohunt Horsham4.9 milesOfsted: Good
Ages
4 to 16
Pupils
1,294
Type
Free schools
Weald School, The5.7 milesOfsted: Good *
Ages
11 to 18
Pupils
1,800
Type
Community school

* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.

Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.

Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.

Amenities

Supermarket

Co-op Southwater, Southwater1.2 miles

Budgens Southwater, Southwater1.3 miles

The Southern Co-operative Southwater, Southwater1.3 miles

GP surgery

Village Surgery1.2 miles

Pharmacy

Boots1.2 miles

Hospital

Horsham Hospital3.3 miles

Green space

Public Park Or Garden0.7 miles

Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.

The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.

Getting Around

Nearest station

Christs Hospital Rail Station2.6 miles

Nearest bus stop

Easteds Lane0.8 miles

Typical drive times

Crawley22 min · 11 miles

Horsham11 min · 5.2 miles

Steyning19 min · 12 miles

Cuckfield21 min · 12 miles

Brighton and Hove (city)36 min · 22 miles

Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.

Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.

Flood Risk

From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.

Rivers and the sea

Flood Zone 1Lower risk

Surface water

A 1 in 30 or greater chance each yearHigher risk

Mapped within the area searched, not at the advertised map pin itself.

The detail behind these bandings

The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.

Exact flood zones & annual chances (included in the full report)
Any recorded past flooding (included in the full report)
Planning activity nearby (included in the full report)
Heritage & conservation (included in the full report)
Protected nature designations (included in the full report)
Ground risks (included in the full report)
Sold prices nearby (included in the full report)

£14.99 · one-off purchase

By LandSale, the platform. Not provided by the listing agent. Ready in about a minute.

Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.

Listing agent

Henry Adams, Horsham

50 Carfax, Horsham, West Sussex, RH12 1BP

Contact Henry Adams, Horsham

50 Carfax, Horsham, West Sussex, RH12 1BP

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