Summary -
16 Bluecoat Pond,Christs Hospital,HORSHAM,RH13 0NW
RH13 0NW
3 bed 1 bath Flat
Low-maintenance living with garage and communal services in a landscaped estate.
Three double bedrooms, approximately 1,207 sq ft
A spacious three-double-bedroom first-floor apartment within an exclusive over-55s development, offering lift access, a garage and a balcony with views over landscaped grounds and the Victorian pond. The property is well maintained and benefits from communal services including a resident estate manager, on-site laundry, guest suite and a minibus for local trips — ideal for easy, low-maintenance living or a lock-up-and-leave lifestyle.
The development is managed by Cognatum Estates, which handles buildings insurance, repairs, grounds maintenance and refuse collection, reducing day-to-day chores for residents. The flat’s traditional layout provides generous room sizes across approximately 1,207 sq ft, with an open-plan sitting/dining room, fitted kitchen, shower room and separate bathroom — flexible for living and visiting family.
Buyers should note this is a leasehold retirement property with about 122 years remaining on the lease and an above-average annual service charge of £6,980. There is no ground rent, but a Cognatum administration fee (£500 + VAT) is payable on resale. Council tax is described as expensive. These running costs are important to factor into affordability and future budgeting.
Positioned on the former Christ’s Hospital School dairy site, the estate offers a strong sense of place with well-kept communal gardens, easy walking access to local facilities and good transport links to Horsham. This apartment suits downsizers seeking a secure, sociable retirement setting with maintenance services and communal amenities already in place.
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