2221 River Road, Horsham Downs —

Some homes are granted a river view. This one was composed around it.

Created by Red Architecture and built by David Reid Homes, this exceptional Horsham Downs residence was conceived with one defining purpose: to draw the eye through the home, across the grounds and along the Waikato River. The result is a residence of rare poise, where water, light, glass and landscape are brought together with intent.

Electric gates open to a striking architectural form, where black screening, clean white planes and broad concrete surfaces create an immediate sense of privacy and occasion. Inside, a reflection water feature anchors the entry sequence, while floating timber stairs, glass balustrading and soaring voids introduce the scale and theatre of the home.

The main living level is designed for elegance, ease and entertaining. Expansive glazing frames the river corridor and draws the outlook deep into the interior, while generous decks and outdoor connections allow the home to live with the landscape rather than simply look at it.

The kitchen is a statement in its own right. A beautifully resolved front of house kitchen anchors the open plan, complete with bar detail and refined storage. Behind it, a concealed scullery operates as a second working kitchen, allowing the main space to remain beautifully presented while preparation happens quietly behind the scenes.

Living and dining carry a genuine sense of occasion. The proportions are generous, the outlook is ever present and the connection outdoors is effortless. A double sided Escea gas fireplace is shared between the lounge and covered portico, bringing warmth and atmosphere to both spaces. The portico becomes a true outdoor room, ideal for long lunches, evening drinks and quiet nights beside the fire.

A dedicated theatre room delivers true cinema style living, complete with projector, screen, speakers, amp and sub woofer.

The lower level adds another dimension to the home's lifestyle offering. A large recreation space with bar opens to the grounds, creating a relaxed entertaining environment for family, guests and weekends at home. With its scale, privacy and connection to the lawn, it is easy to envision this level flowing to a future pool setting.

Accommodation has been planned with excellent separation. Two bedroom suites on the main level provide privacy for guests or extended family, while the upper level is led by an impressive principal suite with balcony, walk in wardrobe and elegant ensuite. The bath has been positioned to capture the river outlook, turning the view into part of the daily ritual.

The upper level also includes a further living zone, two additional bedrooms, a family bathroom and second office.

The luxury is matched by function. Lift access connects all three floors, while ducted heat pumps, electric underfloor heating to service areas, integrated security, electric gates and thoughtful storage support everyday living. The lower level laundry is fully built in and supported by a laundry chute, a detail that makes a home of this scale feel effortless to run.

Outside, sweeping lawns and the Waikato River create a setting that feels calm, private and increasingly difficult to replicate. The home feels removed from the pace of the city, yet remains close to the expressway, The Base, Rototuna amenities and schooling.

Architectural, private and visually unforgettable, The River House stands among the Waikato's most distinctive riverside lifestyle offerings.