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Luxury Architect Designed Seafront Beach House with stunning sea views

East Preston, West Sussex, UK
  • House4000 sqft
  • Bedrooms6
  • Sleeps12
  • Bathrooms5
  • Half Baths0
  • Minimum Stay2 - 7 nights

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-Smith

Member Since 2012
Premier Partner
This VRBO partner has demonstrated and is committed to fast response times, the best rates, and a great guest experience.
Response rate:
Response time:
within one hour
Calendar last updated:
Apr 22, 2018
About Sarah Stewart-Smith

Mummy to 3 gorgeous teenagers, mad cat. Devoted to partner and his mad scoobie doo dog.

Sarah Stewart-Smith purchased this House in 2010

Why Sarah Stewart-Smith chose Kingston

The beach Stunning sea views The glorious water Refuge from city life The sounds and the views The laid back atmosphere The village has a wine bar, two pubs and a very popular tea rooms as well as an excellent Indian restaurant. There is a well-stocked village shop, sub post office and bakery. Sailing and windsurfing is the premier pastime and is well catered for, and additionally there is a local golf courses and of course bathing on the beaches of Angmering on Sea. Locally there is the historic town of Arundel particularly well known for its cultural activities centred around the 12th century Cathedral. A short drive we have The Goodwood Estate perhaps best known for its race course, but also provides a country club and has become increasingly well known for its annual Festival of Speed and Revivial of its historic motor circuit.

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


    • Internet
    • Accessible
    • Heater
    • Satellite or Cable
    • Kids Welcome
    • Washer & Dryer
    • Hot Tub
    • Parking
    • TV
    • No Smoking


      • 6 Bedrooms, Sleeps 12
      • Rocks Seaview Bedroom
        1 king, Ensuite shower room with WC
      • Loft Room Bedroom 5
        1 queen, 1 sleep sofa /futon, Large 30 ft room perfect for teenagers
      • Lookout Seaview Bedroom 3
        1 queen, Ensuite shower room with WC
      • Granny's Groundfloor Bedroom
        1 queen, Ensuite shower room and adjacent WC
      • Bed 6 with biggest adjacent bathroom
        1 double, Family bathroom with shower, bath and WC
      • Seaview Master Bedroom
        1 king, Ensuite bathroom with bath, shower and toilet


        • 5 Bathrooms
        • Bathroom 1
          toilet, combination tub/shower, shower
        • Bathroom 2
          toilet, combination tub/shower, shower
        • Bathroom 3
          toilet, shower
        • Bathroom 4
          toilet, shower
        • Bathroom 5
          toilet, shower

          Location Type

            • Beach
            • Village


                • Away From It All
                • Family
                • Historic
                • Luxury
                • Romantic
                • Tourist Attractions


                    • Guests provide their own meals


                        • Fitness Room / Equipment
                          Rowing machine Ski machine Stott Pilates Weights Electrical equipment not available
                        • Heating
                        • Internet
                        • Iron & Board
                        • Linens Provided
                        • Living Room
                        • Parking
                        • Towels Provided
                        • Washing Machine


                            • Coffee Maker
                            • Dishes & Utensils
                            • Dishwasher
                            • Kitchen
                            • Microwave
                            • Oven
                            • Refrigerator
                            • Stove
                            • Toaster


                                • Child's Highchair
                                • Dining Area
                                • comfy seating for 12 people


                                    • DVD Player
                                    • Satellite / Cable
                                      Sky HD in downstairs and upstairs lounges
                                    • Stereo
                                      iPod docks
                                    • Television
                                    • Video Library


                                        • Balcony
                                        • Boat
                                          8 metre RIB with 300 HP engine available for hire Power boat licence 2 required
                                        • Deck / Patio
                                        • Deck Furniture
                                        • Lawn / Garden
                                        • Outdoor Furniture
                                        • Outdoor Grill
                                        • Porch / Veranda
                                        • Water Sports Gear
                                          Waterskiing and Donut riding for hire


                                            • wheelchair accessible

                                              Pool / Spa

                                                • Hot Tub
                                                  Spa hot tub

                                                  Onsite Services

                                                    • Housekeeping
                                                    • Massage
                                                    • Private Chef
                                                    • Staff


                                                        • arboretum
                                                        • churches
                                                        • cinemas
                                                        • library
                                                        • live theater
                                                        • museums
                                                        • playground
                                                        • pond
                                                        • restaurants

                                                          Leisure Activities

                                                            • beachcombing
                                                            • bird watching
                                                            • horseback riding
                                                            • scenic drives
                                                            • walking

                                                              Local Services & Businesses

                                                                • ATM/bank
                                                                • Babysitter
                                                                • fitness center
                                                                • groceries
                                                                • massage therapist
                                                                • medical services

                                                                  Sports & Adventure Activities

                                                                    • sailing
                                                                    • cycling
                                                                    • equestrian events
                                                                    • fishing
                                                                    • freshwater fishing
                                                                    • golf
                                                                    • jet skiing
                                                                    • mountain biking
                                                                    • paragliding
                                                                    • pier fishing
                                                                    • deepsea fishing
                                                                    • scuba diving or snorkeling
                                                                    • snorkeling
                                                                    • sound/bay fishing
                                                                    • surf fishing
                                                                    • swimming
                                                                    • tennis
                                                                    • water skiing
                                                                    • water tubing
                                                                    • wind-surfing

                                                                      House Rules

                                                                      Check-in: 4:00 PM

                                                                      Check-out: 10:00 AM

                                                                      Cancellation Policy

                                                                      Canceled bookings will not receive a refund

                                                                      29 Reviews


                                                                      Latest reviews

                                                                      A stylish home in a spectacular position

                                                                      nicholas g.

                                                                      This was a great place for our family weekend away. The house is in a great position for walks and beach access. Its stylish and comfortable and has great facilities for the whole family to enjoy.

                                                                      Owner's Response:

                                                                      Thank you for staying Nick, you and your family were a pleasure to host.

                                                                      Large modrn luxury home on the seafront

                                                                      Julian H.

                                                                      We had a fantastic Christmas stay at this lovely house in its beautiful location right on the seafront. I found the owner and manager a pleasure to deal with.

                                                                      Owner's Response:

                                                                      Thank you for staying Julian. Your family were such a pleasure to have to stay. You were so charming to deal with.

                                                                      A beautiful house in a beautiful setting

                                                                      Lesley T.

                                                                      The Rock House is a wonderful place to stay if you are a large group of adults who want to spend time together in a comfortable, stylish setting. The house is very well equipped, the beds extremely comfortable, the garden and views across the sea spectacular and the hot tub is easy to use ( and very clean and warm). Sarah answered every question I had very promptly and was so helpful on every detail. A group of 12 of us stayed for a long weekend at the beginning of November and have already booked up the same weekend next year.

                                                                      Suberb property with direct access to the beach

                                                                      Maureen S.

                                                                      We stayed for 2 nights, Friday and Saturday nights. The house contained everything that one needed for a party of 10 people. The bedrooms were spacious and there were adequate bathrooms. The kitchen was well equipped and there was plenty of room for us all. We were lucky with the weather and we all enjoyed the use of the roomy spa tub on the decking outside. My husband was 70, and our granddaughter and myself also celebrated birthdays during the first week of October. Sarah surprised us by organising for a lovely large carrot cake to be left in the kitchen . This was a great surprise and enjoyed by us all.

                                                                      Thank you for a memorable stay.

                                                                      Owner's Response:

                                                                      Thank you Maureen we loved having you to stay. You were perfect guests that left the house immaculately. Do hope you will come again soon. Thank you for staying.

                                                                      Excellent. Superb house for 12 and very well equiped with quality white goods.

                                                                      David R.

                                                                      We were extremely fortunate with marvellous weather and The Rocks is ideally positioned in such weather. All the arragements and instructions were very clear and helpfull.

                                                                      From a male perspective, only one very,very minor item missing and that was an electric razor socket, but with an adaptor it would not be a problem.Unfortunately I hadn't taken mine. perhaps this should be added to the advanced information pack.

                                                                      Owner's Response:

                                                                      Dear David

                                                                      Thank you for staying and looking after the Rocks so well.

                                                                      It's funny you spotted the shavers adaptors were missing but that's too long a story to explain here, probably best just to say the Rocks "wasn't designed by a woman" ! You must however come and stay at Palm Beach - (the beach house designed by me in the next door village). There you will find an equally luxurious house with shavers adaptors in all six ensuite double bedrooms and fabulous sea views!

                                                                      Meanwhile I thought your earlier emailed review was so lovely I have included below this for others to read.

                                                                      From David.

                                                                      "We all had an excellent week-end. We were blessed with amazing weather which meant we enjoyed The Rocks at its best. When we arrived we greatly appreciated your very kind gift of an excellent Carrot Cake – thanks very much. I think we left the house in good shape and I hope you have not received any reports to the contrary from Diana.

                                                                      It is a lovely house and couldn’t have been better for our family of 12. Very well furnished and with the highest quality white goods. I had a chat with your neighbour and apologised if the grandkids were too noisy in the spa whilst they were outside enjoying the sunshine."

                                                                      My response is thank you David for being so considerate to our neighbours. That makes you perfect guests. Do come again soon.

                                                                      A beautiful property with slight drawback...

                                                                      Jacqueline S.

                                                                      Rock House is an extremely well equipped and appointed property. The welcome cake was a lovely touch. The location has fantastic views and is just a short walk to the local amenities.

                                                                      Perhaps, due to unfortunate experiences with previous guests, the owners are keen to make you aware of how they would like their property treated and left, with clear guidelines and financial consequences should you transgress.

                                                                      During our week-long stay, we received text messages from the house-keeper to tell us we had left the cover off of the jacuzzi for too long, while still using it, and to return the garden furniture to it's original positions on our departure. This lead us to feel we were being monitored by the outdoor CCTV system.

                                                                      We also felt uncomfortable being asked by the house-keeper to leave £120 in cash for the exit clean, although we'd previously paid this through HomeAway.

                                                                      This is a beautiful property, however, the level of supervision did somewhat detract from the experience.

                                                                      Owner's Response:

                                                                      Dear Jacqueline

                                                                      Thank you for staying. I am sorry you felt there was a slight drawback. To reassure you, there is no CCTV in the back garden, I probably shouldn't say on a public review but they are dummy cameras to deter any unwelcome visitors when the house is unoccupied. As you had left the hot tub cover off all week the housekeeper felt she was helping you. The cake is delicious as you said, I know the cleaning team always hope some is left behind. It can be difficult for them during the summer when a house is left in a poor state, I think your housekeeper felt when you left the house it needed additional cleaning which would have incurred the extra charges, that you refused to pay. It is such a shame you didn't say this when you left your private feedback saying you had a fantastic time and wanted to return.


                                                                      East Preston, West Sussex, UK

                                                                      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.

                                                                      Rates & Availability

                                                                      Additional information about rental rates

                                                                      Damage Deposit

                                                                      The Rocks is a residential property and therefore only suitable for family and extended family. There is a shoe free policy at all times. Cleaning is not included in the hire and this is charged at £10 per person.

                                                                      29 Reviews
                                                                      Wonderful 4.9/5
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                                                                      Property # 1089449ha