Guide price £700,000
Grange farm is a detached period property that has been extended to create a fabulous large 6-bedroom family house located just outside the sought-after village of coltishall. The property stands centrally in its own gardens and grounds of approx. 2.23 acres and has a range of outbuildings, including stables with 2nd storey storage. There is a large paddock (approx. 4.61 acres), located opposite the house and available for sale via a separate negotiation. __________ GROUND FLOOR - Porch - Entrance hall - Snug - Sitting room - Dining room - Garden room/games room - Kitchen/breakfast room with Aga - Utility room - Walk-in larder - Shower room __________ FIRST FLOOR - 4 double bedrooms - 2 double bedrooms with Jack & Jill bathroom - Family bathroom __________ SECOND FLOOR - Attic room __________ OTHER - Basement __________ OUTSIDE - Kitchen garden - Orchard - Patios - Gardens & grounds in all approx. 2.23 acres - Outbuilding - Garaging (with 2nd storey storage) - Stables (with 2nd storey storage) - Turning circle & ample off-road parking __________ DRIVING DISTANCES (approx.) - Coltishall 1.2 miles - Wroxham 3.2 miles - Worstead 4.8 miles - North Walsham 9 miles - Norwich 9.5 miles __________ SITUATION Grange Farm stands in a fine rural setting approximately 1.2 miles from the centre of the highly sought-after Broadland village of Coltishall. Coltishall offers an excellent range of facilities including a school, doctors' surgery, pharmacy and a number of shops, pubs and restaurants. Coltishall sits on the River Bure, providing access at Wroxham to the Norfolk Broads complex, designated a National Park and well known for boating, fishing and wildlife. The North Norfolk Coast, with its excellent long sandy beaches is within easy driving distance (approx. 16 miles). Norfolk's east coast beaches are just 11 miles away. The Broadland village of Wroxham is just 3.2 miles away and has a good range of supermarkets and a good secondary school. There are banks, doctor's surgeries and other facilities. North Walsham, some 9 miles to the north is an excellent market town with supermarkets (Waitrose and Sainsbury), a wider range of shops, schools, dentists and two doctor's surgeries, as well as public transport (bus and rail) to Norwich. There are regular local trains on the "Bittern" line to Norwich from Wroxham, North Walsham and Worstead. The Cathedral City of Norwich offers a vibrant arts and business community and is the regional centre for cultural and shopping amenities. There is a permanent market in the centre of the city and a wonderful Cathedral Close on the edge of the River Wensum. Norwich has a mainline railway station and to the north of the city is Norwich International Airport. The Northern Distributor Road has provided quick and easy access to Norwich. __________ DESCRIPTION Grange Farm is of brick construction under a slate roof, originally thought to be constructed in the early 1900's with an extension added by the present owners during 1998/99. Over the years, the owners have maintained the structural condition of the property and made improvements when required. The interior of the property is now in need of upgrade and modernisation. The gardens and grounds also require some attention. The property sits nicely within its 2.23-acre (stms) plot and enjoys an enviable location just outside this sought-after Broadland village. __________ GROUND FLOOR The property is entered through an enclosed porch, with Victorian tiled flooring, into a large entrance hall with beautiful parquet flooring and staircase up to the first floor. Off to the right of the entrance hall is a snug that enjoys dual aspect views to the front of the property. Off to the left of the entrance hall is the sitting room. This is a light and airy room, again with dual aspect views. The sitting room features wooden flooring and period picture rails and coving. Sitting adjacent to the sitting room is the garden room/games room with dual aspect and 2 sets of French doors opening out to the patios to the rear of the property. The dining room is located between the garden room/games room and the kitchen/breakfast room. The dining room features a central beam, picture rails, wood flooring and built-in cupboards. The kitchen/breakfast room overlooks the parking area and outbuildings to the side of the property. The kitchen features a range of wooden units with hardwood worktops and sink. There is a 4-oven Aga, space for freestanding appliances, ample space for a dining table and a walk-in larder with shelving. Leading off from the kitchen is a utility room with single sink unit, space for several freestanding appliances and door leading out to the yard at the side of the property, leading to the garaging and parking area. There is a shower room on the ground floor, comprising walk-in shower, wash hand basin and WC. From the entrance hallway a door opens down to the basement. __________ FIRST FLOOR The first-floor landing enjoys good natural light, with an outlook over the front garden and access to the very large walk-in airing cupboard. 4 double bedrooms lead directly off from the landing and all enjoy good natural light. Bedroom 3 has an outlook to the front of the property, built-in cupboards, recessed shelving and a wash hand basin. Bedroom 4 enjoys an outlook over the rear garden and benefits from a wash hand basin and built-in wardrobe. Bedroom 5 looks out to the side of the property and has the benefit of a reasonably sized storage room. This room has a wash hand basin and provides access to the loft space. Bedroom 6 benefits from a dual aspect and has a built-in wardrobe and a wash hand basin. The family bathroom leads off the landing and comprises bath, wash hand basin and WC. A door opens off from the landing through to an inner corridor leading to 2 further double bedrooms with Jack-and-Jill bathroom and the staircase leading up to the attic room on the 2nd floor, which has been lined out with plumbing in place. Bedrooms 1 and 2 enjoy dual aspect views over the gardens. The Jack-and-Jill bathroom comprises a freestanding bath, wash hand basin and WC. __________ OUTSIDE The property is approached through a 5-bar timber gate onto a large area of gravelled ground, offering ample space for turning and parking for several vehicles. The gardens occupy a large area of this plot and offer huge potential. There are large expanses of lawn, mature hedging and shrubs and mature specimen trees. A brick and flint wall with opening divides the main garden from the orchard, which has numerous fruit trees. To the rear of the property there is an area of kitchen garden and further expanses of lawn with a belt of trees behind The 2 storey stables and garaging and the large outbuilding are of brick construction under a pantile roof and could potentially provide an excellent development opportunity (subject to planning and any consents/covenants etc). __________ LOCAL AUTHORITY Broadland Council, Band: G __________ SERVICES Oil-fired central heating, mains electricity, private drainage and bore hole water __________ DIRECTIONS From Norwich take the B1150 North Walsham road and follow this road into Horstead and Coltishall. Proceed over Horstead bridge and then turn slightly right onto Church Street/B1354. Continue for 0.9 miles and then turn left onto Belaugh Green Lane. After approximately 0.6 miles the property will be found on the left-hand side. __________ PROMAP The red shaded area denotes the property and land available with this sale. The area shaded green denotes the area of land (4.61 acres (stms) available for sale via separate negotiation. __________ 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.
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