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The Moor, Reepham, Norfolk NR10 4NL

Offers In Excess Of £550,000

Orford Cottages is a well presented 3-bedroom period cottage located on the edge of the sought after market town of Reepham. The property was originally 3 cottages, converted in the 1980's to create a single dwelling and sympathetically extended and renovated by the present owner in 2004. There are a range of outbuildings that provide a further renovation opportunity.
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GROUND FLOOR

- Reception hall
- Cloakroom
- Sitting room
- Family room
- Kitchen/dining room
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FIRST FLOOR

- Master bedroom with en suite
- 2 further double bedrooms
- Family bathroom
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OUTSIDE

- Office
- Utility
- 4 adjoining outbuildings
- Paved courtyard
- Mature garden with terrace
- Large storage shed
- Parking
- Garden & grounds, in all approx. 0.35 acres
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DRIVING DISTANCES (approx.)

- Aylsham 6.8 miles
- Holt 12.6 miles
- Norwich 13.8 miles
- North Norfolk Coast 17 miles
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SITUATION

Orford Cottages stands within a peaceful and private setting on the edge of the delightful and well served market town of Reepham, which lies approximately 14 miles to the north west of Norwich.

The town has a reputable Secondary school with an adjoining Sixth Form College, a highly regarded Primary school, currently with an 'outstanding' Ofsted rating and a pre-school. Holt is within easy reach and is home to the highly-regarded Gresham's Public Prep, Pre-Prep and Senior School. In addition, there are various day schools in the university city of Norwich.
Reepham is a thriving market town with a real sense of community. It offers a wide range of amenities, including a large recreation area, tennis club, a large selection of shops, including: a small supermarket, a greengrocer, bakery, butcher, hardware shop and florist. There are several cafes and the famous Dial House Restaurant and Bed & Breakfast and two public houses. Furthermore, there is an art gallery, several antique shops, a bank, a newsagent, post office, library, health care centre and pharmacy. Reepham is conveniently situated along The Marriott's Way; a public owned 26-mile disused railway trail between Norwich and Aylsham. Parts of this trail are used for walking, cycling and horse riding.

Aylsham is a short drive away and offers an excellent selection of shops and supermarkets and has two doctors' surgeries, primary and secondary schools as well as sports grounds and a steam railway station.

In addition, the nearby Georgian market town of Holt is renowned for its attractive street frontages and for its wide and eclectic range of independent shops. As well as Bakers and Larners - a privately owned department store - there are boutiques, restaurants and cafes, doctors' surgery, dentists, banks and a post office.

Both the North Norfolk coast, renowned for its sandy beaches, bird reserves, seals and sailing facilities, and the Norfolk Broads are within easy driving distance.

The Cathedral City of Norwich is approximately half an hour by car and offers access to all the major rail links and Norwich International Airport.
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DESCRIPTION

Orford Cottages is an attractive 3-bedroom property which was purchased by the present owner in 2004. Since then the property has been extended and sympathetically remodelled and modernised to create a lovely family home full of character and retaining many original period features. The cottage sits on the edge of a conservation area and benefits from lovely borrowed rural views.
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GROUND FLOOR

The main front door opens into a spacious reception hall. The hallway has a dual aspect, space for coat hanging, loft access and beautiful slate flooring with a cloakroom off. The sitting room is situated off from the reception hall. This room enjoys a dual aspect with French doors opening out to the rear garden, providing borrowed views across neighbouring land and the adjoining paddock. A solid oak beam provides period character and there is a beautiful brick fireplace with multi fuel burner and recessed shelving and cupboards either side.

From the sitting room you move into an internal hallway with recessed shelving and storage, exposed beams overhead and slate flooring, which also extends through to the kitchen/dining room. The kitchen/dining room is a spacious area with wonderful natural light provided from 3 French doors, opening out to the rear of the property and benefitting from the lovely views. The kitchen units are organised in a U-shape with black granite worktops and a range of integrated appliances, including induction hob with extractor fan, 2 ovens and dishwasher. There is additional space for a large freestanding American style fridge and freezer, a walk-in storage cupboard, stairs to the first-floor accommodation and door opening out to the courtyard terrace.

The family room leads off from the dining area. This room enjoys a dual aspect over the rear garden and benefits from timber flooring, exposed ceiling beams and fireplace with wood burning stove.
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FIRST FLOOR

The staircase leads up from the kitchen/dining room to the first-floor landing with loft access. There are 3 excellent double bedrooms on the first floor, all enjoying a dual aspect and rural views to the rear of the property. The master bedroom benefits from fitted wardrobes and a dual aspect. Exposed beams add a period character to this room. A door opens into the en suite bathroom which comprises bath, shower, wash hand basin, W.C. and heated towel rail.
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OUTSIDE

The property enjoys a peaceful setting with fabulous rural views and is situated in the highly desirable conservation area of Reepham Moor. The property is approached over a long-gravelled driveway, leading up to a 5-bar timber gate and through to a turning and parking area to the side of the property. There is a large storage shed, a pedestrian gate to the rear garden and a further pedestrian gate through to the paved courtyard terrace at the front of the property.

The paved courtyard is a wonderfully private area, enjoying a south facing aspect and providing access directly into the kitchen/dining area. There are a number of raised beds and an established white wisteria swathed over the front of the property. There are 6 outbuildings, 2 of which have been converted into an office and a utility room. There was prior planning permission to convert the 6 single storey outbuildings into a 2-storey dwelling, although this has now lapsed.

The rear garden is mainly laid to lawn, with a selection of mature trees and shrubs and a paved terrace. The garden is fully enclosed and enjoys a south-east aspect with the benefit of lovely borrowed views over the adjacent paddock and beyond.
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LOCAL AUTHORITY

Broadland District Council, Band: D, Annual cost: £1,686.96 (2017/18).
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SERVICES

Oil-fired central heating, mains electricity, water and drainage.
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DIRECTIONS

From Norwich, take the A1067/Drayton Road. Continue to follow the A1067 for approximately 13 miles. Turn right onto the B1145/Norwich Road and continue towards Reepham. Turn right onto Park Lane, left onto Sun Barn Road and left onto School Road. Turn right onto Market Place and then bear right on to Church Hill. The road name changes to Norwich Road. After approximately 0.3 miles, turn left on to The Moor. The driveway to the property will be found on the right, shortly after passing New Road, which is off to the left.
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IMPORTANT NOTICE

1. These particulars have been prepared in good faith as a general guide, they are not exhaustive and include information provided to us by other parties including the seller, not all of which will have been verified by us.

2. We have not carried out a detailed or structural survey; we have not tested any services, appliances or fittings. Measurements, floor plans, orientation and distances are given as approximate only and should not be relied on.

3. The photographs are not necessarily comprehensive or current, aspects may have changed since the photographs were taken. No assumption should be made that any contents are included in the sale.

4. We have not checked that the property has all necessary planning, building regulation approval, statutory or regulatory permissions or consents. Any reference to any alterations or use of any part of the property does not mean that necessary planning, building regulations, or other consent has been obtained.

5. Prospective purchasers should satisfy themselves by inspection, searches, enquiries, surveys, and professional advice about all relevant aspects of the property.

6. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact; we have no authority to make or give any representation or warranties in relation to the property. If these are required, you should include their terms in any contract between you and the seller.

7. Viewings are strictly by prior appointment with sole agents Jackson-Stops. If there is any point which is of particular importance to you, we invite you to discuss this with us, especially before you travel to view the property.

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