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Luxury Architect Designed Seafront Beach House with stunning sea views

Bedrooms 6
Property type house
Minimum Stay 1 - 7 nights


Minimum Stay
1 - 7 nights

About the property

Luxury contemporary 6 bedroomed beach house with stunning sea views and

The Rocks is an idyllic and luxurious New England style beach house recently refurbished and remodelled by the award winning architect Martin Critchell. Sleeping 12 in 6 bedrooms The Rocks occupies a wonderful tranquil position on Coastal Road on the West Kingston Private Estate with direct frontage to the beach.

The house has stunning and far reaching coastal views. The transformation allows stunning sea views visible from most rooms and has a delightful, bright, fresh and light feel appropriate to the location. Features of particular note are the oak floors on the ground floor and the lovely kitchen with pale blue glass splash backs and works surfaces of fossilised limestone. This room is open to the family living area, which stretches across the breadth of the house and has a spacious contemporary feel that offers versatility in the arrangement of rooms. On the first floor the bathrooms are all beautifully fitted and the balcony runs across the width of the house. The first floor contemporary sitting room is furnished to a very high standard with Kelly Hoppen furniture and offers stunning sea views. The second floor provides bedrooms five and six of which the loft bedroom is 30 foot in length and has a separate sitting area. Outside the property is approached by an in and out driveway with parking for several cars. The south facing rear gardens are contemporary with modern deck and sunken swim spa. From the garden there is direct access to the beach. The Rocks is a perfect location for family groups wanting a relaxing beach break.

Sarah Stewart
Member since: 2012
Speaks English
Response time:
Within a day
Response rate:
Calendar last updated:
25 February, 2017

Why Sarah Stewart chose Arun

The beach

Stunning sea views

The glorious water

Refuge from city life

The sounds and the views

The laid back atmosphere

What makes this house unique

Spacious luxurious house with designer furnishings

Stunning outside areas with private garden and excellent views of the beach

Set on a quiet area of the beach

Family friendly

Stunning private hot tub / swim spa

Guestbook comments from the owner

Thanks for your email. We had a really fantastic weekend at The Rocks - the house was amazing, the photos do not even begin to do it justice and of course we were spoilt with gorgeous sunny weather. We very much enjoyed celebrating my Dad's 81st and my 40th birthday there. We live in Kingston Upon Thames and so it was very apt that the house was called 'Kingston Rocks'! Thank you for a really great family weekend.

My sister and Dad did the check in with Diana and had no issues - they enjoyed being shown all the rooms in turn. We also found the local shop very handy and well stocked. And the Bluebird Cafe, even though it was extremely busy, was great service, value and food.
Jan 2016
  • 1 of 7


Exceptional! 5/5 -
(14 traveller reviews)

Luxury Architect Designed Seafront Beach House with stunning sea views
average rating of 5.0 based on 21 reviews

You won't be disappointed

  • 5 of 5

This our second stay at the Rocks Beach House. The house is beautifully designed and has great views overlooking the beach. We were staying at the house for my sisters 60th birthday as an extended family and Sarah the owner kindly left us a beautiful cake to welcome us.

The house has everything you could need for a great stay, including a little gym if you don't fancy a walk on the beach!

We would definitely recommend staying at the Rocks. You can even get catering as Sarah has lots of contacts. We chose The Lamb restaurant in Angmering for Sunday lunch on Sarah's recommendation. The food was delicious.

Sarah makes your stay hassle fee and we hope to stay in her other beach house next year.

  • Review Submitted: Feb 13, 2017
  • Date of Stay: Feb 2017
  • Source: HomeAway
Owner's Response: Dear Pali I am so pleased you had a lovely weekend. Your family are a delight to host and you will always be welcome. Best wishes Sarah
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Stylish house in a stunning location.

  • 5 of 5

This is a stylish and beautifully presented house with stunning views over the beach. It was spotlessly clean and very well equipped. The owner's communication was excellent. The local town is within an easy walk along the green which runs between the end of the garden and the beach where there is everything you could need including a lovely pub and a very good Chinese. There's also a rather fabulous bakery from which the owner had bought us a huge cake as a welcome gift which was a lovely touch. There are a group of ten of us staying for a two night pre-Christmas break and all of us had a wonderful time.

  • Review Submitted: Dec 21, 2016
  • Date of Stay: Dec 2016
  • Source: HomeAway
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The Rocks would make any celebration special

  • 5 of 5

We booked The Rocks to celebrate our 40th wedding anniversary along with our family - nine guests in total. The owner Sarah ensured that all the arrangements went smoothly. Nothing was too much trouble, even a very late request that allowed our stay to come to an even more leisurely and enjoyable We chose Kate's Kitchen who prepared a delicious meal for us on the Saturday evening. She also recommended a number of eating places. The Bluebird Café is good for lunch. It is a 20 minute stroll along the beach path. We finished our week end with a meal at The Lamb in Angmerring village where the food and service was excellent. The Rocks itself is a beautiful house in an idyllic setting. The décor is high end and gives guests a sense of occasion. There was plenty of space for everyone with lovely bedrooms and en suite bathrooms. As "guests of honour" we had the first floor suite. The views from the spacious veranda onto the beach and across the shore are wonderful and very relaxing. The Rocks is a first class house that would add to any celebration. We all had a very enjoyable and memorable time.

  • Review Submitted: Jul 12, 2016
  • Date of Stay: Jul 2016
  • Source: HomeAway
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Perfect House. Perfect Location. Perfect Weekend.

  • 5 of 5

From the moment I made contact with the owner of this property I knew we were going to have an amazing weekend. Sarah could not have been more helpful and her recommendations for places to visit around the area were fabulous.

The House.....well what can I say.....AMAZING! It is high end in quality and and absolute dream to stay in. The downside is we didn't stay for long enough. The out look of the house is perfect and the hot tub is just heavenly.

There were 12 people in our group and we had ample room.

Lovely weekend. x

  • Review Submitted: May 24, 2016
  • Date of Stay: Mar 2016
  • Source: HomeAway
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A great place to stay with family, young and old!!

  • 5 of 5

Me have not long returned from the Rocks, it was a wonderful place to stay. Very well equipped everything you would possibly need was supplied. It was very homely aswell as luxurious. Can't wait for our next visit.

  • Review Submitted: Feb 8, 2016
  • Date of Stay: Jan 2016
  • Source: HomeAway
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Beach House Birthday Party

  • 5 of 5

I rented the house for my husbands birthday dinner and there wasn't one element of the property or location that didn't live up to expectation, it is superbly decorated and presented throughout and the spaces worked really well for a large (ish) dinner party. I had a lot of communications with the property owner before the event to make sure she was fully aware of why I was renting the house and what I needed to achieve. Overall the owner was very helpful, but I would advise anyone renting this property to read the booking T&C's very carefully as despite the house having 6 bedrooms you are only allowed to park a max of 4 cars on the drive, which meant most of our house/party guests had to park in the village and be ferried back by car. The site also says dogs are welcome, but what it doesn't say is that this comes with an additional price tag. There is also a very large hot tub on the deck, which we didn't use for fear of incurring a further charge for cleaning, should it be deemed that it had been misused or debris be found in the tub. The house and it's furnishings are clearly expensive designer items, which whilst they suit the property and the owners so perfectly, anyone renting the property needs to be very careful as the inventory isn't checked on arrival, only departure, and therefore it could be that said that damage may have been caused when it already exists. I made the error of not reading the T&C's before paying for the rental as I was so excited to have found The Rocks, but despite this causing me a little headache and lots of emails I would not hesitate to make a return visit as it suited us and the party perfectly.

  • Review Submitted: Dec 30, 2015
  • Date of Stay: Dec 2015
  • Source: HomeAway
Owner's Response: Hi Jacqueline so pleased to hear you had a great time and want to return. When you left you emailed to say "I just wanted to say thank you. The Rocks is the most superb house and made so special for the birthday weekend by the lovely Xmas decs, so impressive. Everything went so well this weekend, and when I get some head space I will email you the details for Simon Desmond the caterer we used, he was brilliant and served the most fabulous Thai dinner for us on Saturday. Everyone was in awe of the Rocks Beach House and loved the way you have furnished and decorated the house, ditto me as well, it really is just stunning." You are correct the Rocks is a very luxurious house with expensive furnishings so there is an up-to-date inventory listing the condition of the contents house and we always allow guests 4 hours to consider this; you have perhaps forgotten? Your about comment pets being allowed at The Rocks is not correct. The Rocks is advertised as pet free and we don't allow any pets. Your dog Jet was allowed as a special favour to you and you and I agreed in advance he could only come if you paid for extra cleaning following your departure to remove all traces of him. You agreed and actually paid in advance so I am very surprised you don't recall this. Future guests wouldn't want traces of your dog, especially those with young children or allergies. Your comments about the hot tub also seems a little confused. We were careful to explain how to use the hot tub ie enter the water in a clean state and don't put sand etc in it. You had said you didn't use the hot tub as it was too wet outside not because you were worried about using it. I hope this helps. Best wishes Sarah
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Nearest Airport
20 Miles
Nearest Barpub
400 Metres
The Clockhouse
Nearest Ferry
30 Miles
Nearest Golf
1 Miles
Ham Manor Golf Club
Nearest Train
1 Miles
Nearest Motorway
5 Miles
Nearest Restaurant
400 Metres
Nearest Beach
10 Metres
West Kingston

The property is within the West Kingston Private Estate, down a private road right next to the sea, the house has access straight to the beach, at only 10 metres away. The area is secure, residential and family friendly.

The area caters for everyone, with a wide range of activities to offer. These include water sports such as kite surfing, windsurfing and sailing, sporting activities such as tennis at the Angmering-On-Sea Lawn Tennis Club, Golf at the Rustington Golf Centre, Boat hire at the Littlehampton Marina and Clay Pigeon Shooting; thrilling experiences such as aviation lessons, horse racing and car festivals at the Goodwood Estate as well as Go-karting at the Oval Racetrack; play days for kids such as at the The Flying Fortress, Playzone, Fishers Farm and Amazon Adventure.

Within walking distance is the local village of East Preston where there are a variety of shops. Furthermore at a two minute drive is the village of Angmering-On-Sea where there is a village shop, Indian and Chinese restaurants, a hairdresser, numerous pubs and more.

Regular farmers’ markets are held in Chichester, Arundel, Lewes and Worthing.

Please note we are not able to accept hen or stag party groups. The Rocks suits families and extended families.


Prices & Availability

Prices for this holiday house in East Preston, West Sussex

Rental Basis:
per property
Owner accepts payment in:
Convert Currency
Rental Period Minimum Price Additional Nights Weekend Night Weekly Monthly Event Price
February half term
10 Feb 2017 - 26 Feb 2017
Changeover Day: Friday
2 night minimum stay
for 2 nights
Spring 2017
27 Feb 2017 - 30 Mar 2017
Changeover Day: Friday
2 night minimum stay
for 2 nights
April 2017
31 Mar 2017 - 12 Apr 2017
1 night minimum stay
for 1 night
Easter 2017
13 Apr 2017 - 26 Apr 2017
Changeover Day: Thursday
4 night minimum stay
for 4 nights
May Bank Holiday 2017
27 Apr 2017 - 1 May 2017
3 night minimum stay
for 3 nights
May 2017
2 May 2017 - 25 May 2017
Changeover Day: Friday
2 night minimum stay
for 2 nights
Spring May Bank Holiday
26 May 2017 - 30 May 2017
Changeover Day: Friday
3 night minimum stay
for 3 nights
June 2016
1 Jun 2017 - 25 Jun 2017
2 night minimum stay
for 2 nights
Goodwood Festival of Speed
26 Jun 2017 - 30 Jun 2017
4 night minimum stay
for 4 nights
Summer 2017
3 Jul 2017 - 31 Aug 2017
Changeover Day: Friday
7 night minimum stay
for 7 nights
Autumn 2017
1 Sep 2017 - 29 Sep 2017
Changeover Day: Friday
2 night minimum stay
for 2 nights
Autumn 2017
1 Oct 2017 - 21 Dec 2017
Changeover Day: Friday
2 night minimum stay
for 2 nights
Christmas 2017
22 Dec 2017 - 27 Dec 2017
5 night minimum stay
for 5 nights
New Year 2018
29 Dec 2017 - 3 Jan 2018
5 night minimum stay
for 5 nights
My Standard Rate

Changeover Day: Friday
2 night minimum stay
for 2 nights

Additional pricing information

Fees No additional mandatory fees
Refundable Damage Deposit £500

Prices may vary slightly over weeks/weekends which include bank holidays.
Payment by BACS interbank transfer.
Non-refundable deposit of 25% of rental cost to secure booking.
Balance of rental (75%) due 2 weeks prior to arrival.
Damage/Cleaning deposit of £1,000 due 1 week prior to arrival. Refunded within 48 hours subject to condition of property.

Owner's Cancellation Policy

  • Cancelled bookings will not receive a refund.
Enter dates for accurate pricing
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Accommodation and facilities for this holiday house in East Preston in West Sussex

Property Type:
  • house
  • Self-catering
Floor Area:
  • 4000 sq. ft.
Location Type:
  • beach
  • village
  • Away From It All
  • Family
  • Historic
  • Luxury
  • Romantic
  • Tourist Attractions
  • Fitness Room / Equipment
  • Heating
  • Internet
  • Iron & Board
  • Linens Provided
  • Living Room
  • Parking
  • Towels Provided
  • Washing Machine
  • Coffee Maker
  • Dishes & Utensils
  • Dishwasher
  • Kitchen
  • Microwave
  • Oven
  • Refrigerator
  • Hob
  • Toaster
  • Child's Highchair
  • Dining Area
  • seating for 12 people
  • 5 Bathrooms
  • Bathroom 1 - Toilet , Bath with Shower , Shower Enclosure
    Bathroom 2 - Toilet , Bath with Shower , Shower Enclosure
    Bathroom 3 - Toilet , Shower Enclosure
    Bathroom 4 - Toilet , Shower Enclosure
    Bathroom 5 - Toilet , Shower Enclosure
  • 6 Bedrooms, Sleeps 12
  • Rocks Seaview Bedroom - 1 Extra Lg. Double Bed , Ensuite shower room with WC
    Lookout Seaview Bedroom 3 - 1 Large Double Bed , Ensuite shower room with WC
    Granny's Groundfloor Bedroom - 1 Large Double Bed , Ensuite shower room and adjacent WC
    Loft Room Bedroom 5 - 1 Large Double Bed , 1 Sofa bed/Futon , Large 30 ft room perfect for teenagers
    Bed 6 with biggest adjacent bathroom - 1 Double Bed , Family bathroom with shower, bath and WC
    Seaview Master Bedroom - 1 Extra Lg. Double Bed , Ensuite bathroom with bath, shower and toilet
  • DVD Player
  • Satellite / Cable ...
  • Stereo ...
  • Television
  • Video Library
  • Balcony
  • Boat ...
  • Terrace
  • Deck Furniture
  • Garden
  • Outdoor Furniture
  • Veranda
  • Water Sports Gear ...
  • children welcome
  • non smoking only
  • pets not allowed
  • wheelchair accessible
Pool / Spa:
  • Hot Tub ...
Onsite Services:
  • Housekeeping
  • Massage
  • Private Chef
  • Staff
  • arboretum
  • churches
  • cinemas
  • library
  • live theatre
  • museums
  • playground
  • pond
  • restaurants
Leisure Activities:
  • beachcombing
  • bird watching
  • horse riding
  • scenic drives
  • walking
Local Services & Businesses:
  • ATM/bank
  • Babysitter
  • fitness centre
  • groceries
  • massage therapist
  • medical services
Sports & Adventure Activities:
  • cycling
  • deepsea fishing
  • equestrian events
  • fishing
  • freshwater fishing
  • golf
  • jet skiing
  • mountain biking
  • paragliding
  • pier fishing
  • sailing
  • diving
  • snorkelling
  • bay fishing
  • surf fishing
  • swimming
  • tennis
  • water skiing
  • water tubing
  • wind-surfing

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