Guide price £795,000
Peartree Farm is a lovely 4-bedroom period property that has been extended and renovated over the years to offer excellent living accommodation in excess of 3100sq. ft. set over 2 floors. The property stands in landscaped gardens and grounds of 2.84 acres (stms) with stables, paddock and double garage, enjoying a secluded position within easy access of the A11 and only 10 miles from Norwich city centre. __________ GROUND FLOOR - Enclosed entrance porch - Entrance hall - Study - Dining room - Sitting room - Kitchen/breakfast room - Utility - Conservatory - Shower room __________ FIRST FLOOR - Master bedroom with en suite bathroom - 3 further bedrooms - Family bathroom - Airing cupboard __________ OUTSIDE - Formal garden - Terraces - Converted open fronted cart lodge - Timber frame gazebo - Double garage - Paddock (Approx. 1.5 acres stms) - 2 stable & tack room - Hay store - Gardens & grounds in all approx. 2.84 acres stms __________ DRIVING DISTANCES (approx.) - Wymondham 3.7 miles - N & N Hospital 9.2 miles - University of East Anglia 11.3 miles - Norwich 10 miles __________ SITUATION Wymondham is known for its excellent local amenities with a wide range of shops, supermarkets including a Waitrose and two senior schools, including Wymondham High Academy and Wymondham College, which is a state boarding school. The town has an award-winning railway station with regular services to Norwich, London, Cambridge and many other destinations via connections at Ely. Landmarks include the impressive Wymondham Abbey, the Market Cross and the Bridewell Museum. The University of East Anglia, John Innes Institute, Food Research Institute and Science Park, Norfolk and Norwich Hospital, Norfolk Police Headquarters and Lotus Cars are all local employers served by the town. The Cathedral City of Norwich is just over 8 miles to the north, offering 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 (London Liverpool Street, 100 minutes) and to the north of the city is Norwich International Airport. The Brecks and the Norfolk Broads together with the renowned coastline are all within easy driving distance. There are a number of golf courses and other leisure facilities in the area. __________ DESCRIPTION Pear Tree Farm is a superb period property that was originally built in the 17th Century. Over the years the property has been extended and sympathetically modernised to create a lovely 4-bedroom family home set in beautiful landscaped gardens, with a large paddock and stables. __________ GROUND FLOOR The property is entered through a fully enclosed entrance porch with tiled flooring and dual aspect. The entrance porch leads through to the entrance hall, which leads off to all principal reception rooms and has the staircase up to the accommodation on the first floor. Off to the left of the entrance hall is the dining room and beyond that is the sitting room. These rooms formed the ground floor accommodation of the original 17th Century property. The dining room features exposed beams and the exposed brick chimney breast and enjoys a dual aspect to the front and rear of the property. The adjoining sitting room benefits from a triple aspect with lovely views over the rear garden and out to the front of the property. The sitting room features exposed timber beams, an open fireplace and French doors opening out to a narrow-paved terrace to the front of the property. Returning to the entrance hall, there is a study off to the right which looks out to the front of the property. At the far end of the entrance hall is the spacious kitchen/breakfast room with fully fitted cabinets and granite worktop. The kitchen benefits from a dual aspect and features exposed beams and recessed lighting and offers ample space for a dining table. There are a comprehensive range of integrated appliances, including fan oven, combination microwave, dishwasher, refrigerator and ceramic hob with extraction unit overhead. In addition, there is a filtered water tap and a built-in waste disposal unit installed under the sink. Sitting adjacent to the kitchen is the timber framed conservatory with French doors opening to the rear paved terrace and benefiting from lovely views of the formal garden. The paved terrace extends the perimeter of the house An inner hallway leads to a side door that opens out to a paved terrace on the south facing side of the property. Leading off from the hallway is a separate WC and shower and a utility room that features built-in cabinets with butler sink, a water softening unit, and space for freestanding appliances. The boiler cupboard is located adjacent to the utility room. __________ FIRST FLOOR The staircase leads up to the first-floor landing, which provides access to the main loft space. The master bedroom benefits from dual aspect views to the front and rear of the property. The room features exposed beams and brickwork and a built-in wardrobe with access to the loft space over the old part of the property. The adjoining en suite bathroom offers a spa bath with shower over, a wash hand basin vanity unit with illuminated LED mirror with light sensor and demister, a bidet, WC and heated towel rail. There are 3 further bedrooms, each featuring exposed beams. Bedrooms 2 and 3 benefit from built-in wardrobes. The family bathroom looks out to the front of the property and features exposed beams and brickwork and offers a bath, walk-in shower, wash hand basin and WC. __________ OUTSIDE A long driveway leads up to the property with a 5-bar timber gate opening into a large gravelled parking and turning area with access to the detached double garage. To the rear of the garage there is a door that opens into a small entrance with a staircase leading up to the first floor. The current owner has started works to create a potential room above the garage, but Planning has not been applied for. Subject to planning and any consents/covenants etc. this could provide an excellent development opportunity. To the rear of the garage and to the south facing side of the property there is a private and sheltered patio area with an open fronted cart lodge offering a sheltered outdoor dining area. To the rear of the property there is a formal garden that extends along the rear boundary and down towards the adjoining paddock. The garden is a lovely feature of this property and has been developed over the years by the present owners. The formal garden comprises a large lawn with a number of mature trees and shrub and herbaceous borders. There is a timber frame gazebo which enjoys an outlook onto the garden. Beyond the garden is the paddock, accessed via a 5-bar timber gate or an adjoining pedestrian gate. The paddock extends to approximately 1.5 acres and surrounded by mature trees. There are 2 stables and a tack room with an adjoining haystore. __________ LOCAL AUTHORITY South Norfolk Council, Band: E __________ SERVICES Oil-fired central heating, mains electricity and water. Private drainage. __________ DIRECTIONS Proceed out of Norwich on the main A11 trunk road and branch left for Wymondham. Take the exit towards Wymondham/Morley/Besthorpe/Spooner Row/B1172. Turn right onto Station Road and then take the 2nd exit at the roundabout to stay on Station Road/B1172. At the next roundabout, take the 2nd exit onto Chepore Lane. Follow Chepore Lane to the crossroads and turn right onto School Lane and then immediately left onto Suton Street. Turn left into the first narrow lane and follow this to the very end. __________ 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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