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Moving to Horsham: Areas, Schools, Trains and House Prices

Moving to Horsham buys you a market town with a medieval street, a big park and a direct line into London, at a price above the South East average. The average home in Horsham district sold for £441,654 in July 2026, according to HM Land Registry, against £380,878 for the South East as a whole. The fastest trains reach London Victoria in about 54 minutes. This page sets out what each part of the town is like, how the schools are organised, what the commute involves and what a home costs by type.

House prices in Horsham by property type

The Land Registry index covers the whole of Horsham district, which takes in Southwater, Billingshurst, Storrington and Henfield as well as the town itself. Treat the figures as the district picture: a terrace inside the town will usually sit close to the terraced average, while detached houses in the villages pull the top band up.

Source: HM Land Registry UK House Price Index, Horsham. Prices have been close to flat over the past year: the district average was £439,863 in May 2026 and £436,790 in June, so there is no sign of a run-up that would push buyers to rush.

The gap between flats and houses is wide. A flat at around £216,000 against a semi at around £462,000 means many first-time buyers start in a town-centre flat or a terrace and move out to a semi in Roffey or Southwater later. For agents covering the town, see our list of estate agents in Horsham.

The areas: where to look

Town centre and the Causeway

The Carfax is the hub, with the bandstand, the market and the shopping streets leading off it. South of it, the Causeway runs down to St Mary's church past timber-framed and Georgian houses, many of them listed, and Horsham Museum sits in a Tudor house on the same street. Horsham Park, with the Pavilions leisure centre, is a few minutes' walk north. Expect period homes, flats over shops and newer apartment blocks near the station, and expect parking to be tight.

Roffey and Littlehaven

Roffey, on the north-east side, is the established family suburb: semis and detached houses from the interwar years onwards, its own shops, and Littlehaven station, one stop up the line from Horsham. St Leonard's Forest, a large area of woodland and heath, starts just beyond its eastern edge.

Mowbray (North Horsham)

The new neighbourhood off Rusper Road, north of the A264, has outline permission for 2,750 homes on about 500 acres, with a school campus, shops and open space planned around it. Bohunt Horsham, an all-through school for pupils aged 4 to 16, was the first building to go up. Buyers here get new-build warranties and modern energy performance, along with the usual trade-off of a neighbourhood that is still being built.

Southwater

Southwater is a large village a few miles south of the town, with Southwater Country Park and the Downs Link path on the old railway line. Homes are mostly post-war and modern estates, and it is popular with families who want more space for the money than the town centre offers. There is no station, so London commuters drive or cycle into Horsham.

Broadbridge Heath and Warnham

Broadbridge Heath, just west of the town, is mostly newer housing with a large retail park and the Bridge leisure centre. Warnham, to the north-west, is a village with its own small station, a cricket green and Warnham Local Nature Reserve on the edge of town.

Schools in Horsham

West Sussex County Council runs admissions for the state schools. In the town, the main secondaries are Millais School (girls, 11 to 16), the Forest School (boys, 11 to 16), Tanbridge House School (mixed) and Bohunt Horsham in Mowbray. Because Millais and Forest stop at 16, most students move on at sixth form, and many go to the College of Richard Collyer, the sixth-form college in the town, known locally as Collyer's. Christ's Hospital, the independent boarding and day school, is just south-west of Horsham and has its own station.

Check the latest Ofsted report and the school's own admissions policy before you buy: catchment rules and oversubscription criteria change, and living close to a school does not guarantee a place. Our sister site Schools Insight explains how catchment areas work and the application deadlines you cannot miss.

Commuting from Horsham

Horsham station is on the Arun Valley line. Southern runs to London Victoria via Gatwick Airport, with the fastest journeys about 54 minutes, and Thameslink trains run through Gatwick to London Bridge, Farringdon and beyond. Gatwick is a short ride up the line, which matters if you fly for work. By road, the A24 heads north to Dorking and the M25 and south to Worthing, and the A264 links to Crawley and the M23.

Season ticket prices change every March, so check the current fare on the National Rail or operator site before you budget. If you are coming from London, compare the fare against the price gap: the savings on a semi compared with outer London can be eaten up by a decade of annual season tickets.

Living in Horsham day to day

• Shops and markets: the Carfax holds markets through the week, alongside Swan Walk shopping centre and the West Street shops.
• Culture: the Capitol on North Street combines a theatre and cinema, and Horsham Museum and Art Gallery is free to visit.
• Outdoors: Horsham Park in town, St Leonard's Forest to the east, Southwater Country Park to the south and the Downs Link path for walking and cycling.
• Healthcare: the town has GP surgeries but no major A&E; the nearest large hospitals are East Surrey near Redhill and Worthing Hospital, so check journey times if that matters to you.

Planning the move itself

Most of the district needs nothing special on moving day, but the town centre does. Horsham's Controlled Parking Zone charges £40 per bay plus £10 a day to suspend parking for a removal lorry, with at least five working days' notice. Our removals in Horsham page covers the suspension process and what a local move costs, and the Sussex removal costs page breaks down the prices by home size.