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THE PROPERTY

32B Elm Hill is a most fabulous 3-bedroom period property located within the heart of the Conservation Area of the historic and magical Elm Hill, the medieval quarter of Norwich. The property has been renovated from top to bottom and offers superb living space set over three floors and is being offered as chain free. Period properties in such an immaculate condition are rarely available on Elm Hill and early viewing is strongly recommended. __________ GROUND FLOOR - Entrance lobby - 2 double bedrooms - Bathroom __________ FIRST FLOOR - Dual aspect master bedroom suite __________ SECOND FLOOR - Kitchen/breakfast room - Triple aspect sitting/dining room __________ OUTSIDE - Small enclosed & well stocked city garden - Small outbuilding __________ WALKING DISTANCES (approx.) - Norwich Railway Station 0.6 miles - Norwich Bus Station 0.6 miles - Norwich Market Place 0.4 miles __________ SITUATION Elm Hill is located in the cherished, medieval part of Norwich and this stunning period property, with its origins dating back to the reign of Henry VIII and one of the few buildings to survive a major fire in 1507, sits slightly back from the rows of other Tudor houses and shop fronts bordering the pretty cobbled street that winds gently down from a large tree, originally an Elm, from which the street's name originated. The property is within a short walk of Norwich Cathedral, the immaculately-preserved Cathedral Close and Norwich Castle, which was begun on the orders of William the Conqueror, and now houses a fine museum. Elm Hill was once a popular residential street for wealthy Norwich merchants but today it is a fascinatingly eclectic mix of private dwellings, antique shops, galleries, restaurants, tea rooms and a convenient cafe. There are a variety of historical period buildings in the street, including The Britons Arms, which dates back to 1347 and is now a popular restaurant, The Strangers Club, which originally dates back to 1303, and a 14th/15th Century church, which is no longer in operation, but is currently being restored. Elm Hill runs parallel to the River Wensum, which meanders through the city and offers boat and canoe rental and there are various pubs situated along the river itself. There's a riverside path which winds its way around the centre of Norwich or, in another direction, out towards the twenty-six miles of paths that make up Marriott's Way, a route loved by runners and cyclists alike. Elm Hill offers excellent access (much of it just a brief walk away) to shopping, restaurants, and many of the city's principal cultural venues, including a multiscreen arts cinema housed in a period building nearby and the city's main theatre. Norwich has a vibrant business community and, as the regional centre, has an extensive range of cultural and leisure facilities, including museums, the Sainsbury Centre for the Visual Arts, theatres, cinemas, Norwich City Football Club and numerous chains and independent restaurants and pubs, including one, not far from Elm Hill, that dates back to the thirteenth century. In May each year, the city hosts the Norfolk and Norwich arts Festival, featuring music, theatre, dance and other visual arts. The University of East Anglia is located in the city's outskirts and Norwich has an excellent range of state and private schools. The city benefits from excellent and varied shopping. The mainline railway station is either an easy walk or a short drive from Elm Hill. There are regular direct trains to London (quoted by Greater Anglia at 1hr 50 mins to Liverpool Street Station) and a direct connection to Cambridge among other destinations. Norwich also has an expanding international Airport, which is just 4 miles north of the City. 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. __________ HISTORIC ENGLAND The following paragraph is taken directly from the Historic England listing entry: Listing NGR: TG 23219 08872 List entry number: 1051273 TG 2308 NW ELM HILL (south-east side) 16/320 5.6.72 Nos. 31 - 35 (odd) GV II 2 houses, now shop. C18 facade with C20 alterations to ground floor. Timber frame (?) Brick with rendered ground floor; pantile roof; random brick and flint gable. 3 storeys. 4 first and second-floor windows. 2 C20 shop fronts and doors, all with glazing bars. First-floor sash windows have glazing bars and flat rubbed brick arches. Pivoted windows with glazing bars on third floor. __________ DESCRIPTION With fine, long riverside walks just outside the door, The Old Weaver's House is arranged over three floors and is ''upside-down' modern city living at its finest. The spacious upper floor sitting room and modern, well-appointed kitchen are almost entirely surrounded by windows; the three aspects providing a 270-degree view and an amazing source of light that floods throughout the property and central stair well. The top floor is reputedly where the weavers used to weave tapestries for the Cathedral, that is close by and the overall impression is one of being above everything, with roofs, spires, tree canopies and the meandering River Wensum as the main views. The property offers well-proportioned rooms with original windows and original exposed beams. __________ GROUND FLOOR The front door opens into a light and spacious entrance lobby with staircase leading up to the first floor and under stair cupboard for storage. On this floor there are two good sized bedrooms, one having a built-in wardrobe, accessed from the spacious entrance lobby off which there is also a CP Hart fitted bathroom. This luxury designer bathroom features bath with shower over, wash hand basin, WC and heated towel rail. __________ FIRST FLOOR The first floor comprises the beautifully decorated master bedroom suite that has an excellent CP Hart fitted bathroom and dressing room with windows overlooking the leafy surroundings of Elm Hill Gardens that lead down to the river. The master bedroom benefits from dual aspect views and features an exposed original beam. The dressing room features a range of floor-to-ceiling built-in wardrobes and drawers, and two windows provide good natural light to this space. The luxurious bathroom features a large walk-in shower, WC and heated towel rail. __________ SECOND FLOOR The spacious upper floor offers contemporary and comfortable living and affords stunning city views and direct views of the River Wensum. The triple aspect sitting room is light and airy and there is ample space for a dining table. The beautifully appointed kitchen comprises a range of hand-painted wall and base fitted cabinets with granite worktops. Integrated appliances include a larder refrigerator, freezer, washing machine, double oven and an induction hob with extraction unit. __________ OUTSIDE Outside, there is a charming, private small city garden that is well stocked with mature shrubs and plants and is perfect for sitting outside in the warm, summer months as it is south west facing. There is a small outhouse that accommodates the central heating boiler and also acts as a garden storage tool shed. __________ LOCAL AUTHORITY Norwich City Council, Band: E __________ SERVICES Gas fired central heating, mains electricity, water and drainage. __________ DIRECTIONS From the Erpingham Gate (by the Maid's Head) go on foot down Wensum Street (to the left of the Maid's Head) and after about 100 yards, turn left up Elm Hill. 32B Elm Hill will be found on the right-hand side, immediately after Stoned and Hammered Jewellers. Take the walk-way between Stoned and Hammered and the neighbouring hairdresser. 32B is the last property on the right-hand side. __________ 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. Note to potential purchasers who intend to view the property; we would politely ask you discuss with our staff the reason for the property coming onto the market and if there is any point of particular importance to you, before you make arrangements to visit or plan a viewing appointment. 8. Viewings are strictly by prior appointment.