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Gt. Hautbois Road, Coltishall, Norfolk, NR12

Guide price £900,000

6 Beds 4 Baths 6 Receptions

REF: NOR170032

This is a superb Grade II listed 5-bedroom period property with a 1-bedroom self-contained annex. It was originally built in 1604 and has been significantly extended and modernised over the years. It stands in large gardens and grounds complete with a formal lawn, grass tennis court, woodland and ample off-road parking and garaging.


  • Grade II listed
  • 6 bedrooms
  • 6 reception rooms
  • 4 bathrooms
  • approx. 4949 square feet
  • detached
  • approx. 3.3 acres


This is a superb Grade II listed 5-bedroom period property with a 1-bedroom self-contained annex. It was originally built in 1604 and has been significantly extended and modernised over the years. It stands in large gardens and grounds complete with a formal lawn, grass tennis court, woodland and ample off-road parking and garaging. __________ GROUND FLOOR - Entrance hall - Kitchen/breakfast room - Utility room with walk-in pantry - Study - Cloakroom - Sitting room - Conservatory - Snug - Study/library - Dining room - Garden room __________ FIRST FLOOR - 5 double bedrooms (1 with en suite) - Family bathroom - Shower room __________ ANNEX - Entrance hall - Family room - Kitchen - Cloakroom - 1st floor bedroom with en suite __________ OUTSIDE - Landscaped gardens - South & west facing gardens - Beautiful azalea & rhododendron bed - Grass tennis court - Woodland - Far reaching open field views - 2 double garages - Shed - Ample off-road parking for several vehicles - Walking distance of the River Bure __________ DRIVING DISTANCES (approx.) - Wroxham 4.7 miles - Aylsham 6.8 miles - Norwich 8.7 miles - The Coast 12.5 miles __________ SITUATION The property stands surrounded by its own attractive garden within the highly sought-after Broadland village of Coltishall which is on the River Bure, providing access at Wroxham to the Norfolk Broads complex. The property is within a short walk of the village centre, which has an excellent range of facilities including school, doctors' surgery, pharmacy and a number of shops, pubs and restaurants. It is within easy reach of the market towns of Aylsham and North Walsham which has a Waitrose supermarket, whilst the Cathedral city of Norwich which is the business centre for the area is within easy reach has a mainline railway station, expanding airport and is renowned for its shopping and cultural facilities. As well as boating on the Norfolk Broads, the North Norfolk coast is within easy driving distance and there are a number of golf courses and other leisure facilities in the area. __________ DESCRIPTION The property is of brick construction under a pantiled roof set in beautiful grounds and enjoying a semi-rural setting with far-reaching countryside views. The property offers almost 5000 Sq. ft. of living accommodation arranged over two floors. The property offers well-proportioned rooms and many fine original features, including C17 oak door, leaded casement windows, exposed beams and inglenook fireplaces. __________ LISTING The following paragraph has been taken from the listing (1050887) on the Historic England website: Farmhouse, with C16 timber frame, clad in brick with pantiled and thatched roofs. Extended in the later C17, and extended and altered in C18, C19 and early C20. 'Z' shaped plan, with C16 wing to south, C17 outshut and later builds to north. South wing, lobby entrance type, with C19 off centre enclosed gabled porch, with Cl7 oak door, brick finials on apex and moulded brick kneelers. South wall has flint plinths with moulded plinth bricks, clasping pilasters with bases and moulded brick caps. Wall surface broken up into recessed full height panels, divided by broad vertical bands to contain windows. Recessed panels between, first and ground floor windows, with lower brick string courses. 3 light casement windows with transoms inserted into enlarged openings in C18. 2 C18 casements and door inserted into east gable wall. Brick platband and string course at first floor ceiling level. Former northern outshut, raised to two storeys in C19, when casement windows with wrought iron lights inserted. Moulded brick kneelers and finials remain of former gables to south range. The west gable contains re-used stone blocks, possibly salvaged from the nearby castle. The northern wings are much altered and not of special interest. Inside, fragments of timber frame are visible in walls, with jowled posts with arch braces at first floor, but with C17 ogee moulded tie beam. Arch braces from principal posts in walls. First floors appear inserted. Fragment of medieval carved timber in kitchen wall. Winding stair. Open brick fireplace with timber bressumer in living room. Blocked fireplaces with stone 4 centred arches in kitchen and bedroom above. The National Grid Reference (NGR) is TG2609720840 List entry number: 1050887 __________ GROUND FLOOR The property is entered via a grand and welcoming entrance hall with beautiful parquet flooring, woodburning stove and staircase leading up to the first floor. Off to the right of the entrance hall is a study which benefits from a dual aspect, loft access and an external door opening out to the courtyard area and garaging. Also leading off from the entrance hall is a cloakroom with wash hand basin and WC. The kitchen/breakfast room leads directly off from the entrance hall and comprises a range of hand painted wall and base fitted cabinets with granite worktops and butler sink. There is an integrated dishwasher, refrigerator and a Rangemaster cooker with extraction unit. There is ample space for table and chairs and there is a lovely outlook over the rear garden. The utility room leads directly off from the kitchen and comprises hand painted wall and base fitted cabinets with granite worktops and double butler sinks. There is space for freestanding appliances and an American style fridge-freezer. In addition, there is a walk-in larder and external doors open out to the rear garden and the courtyard area. The cosy snug is accessed off from the entrance hall and enjoys an aspect out to the front of the property. This room features exposed beams and inglenook fireplace (non-working). An internal door opens through to a second study/library area. The sitting room sits to the rear of the property and has an adjoining fully glazed conservatory which affords fabulous views over the landscaped garden to the rear. The sitting room features a central sandstone fireplace, oak flooring and exposed central beam. A door leads out from the sitting room into the dining room and adjoining sunny garden room. The dining room is full of character, featuring, an inglenook fireplace with open fire, original storage cupboard with shelving above, exposed beams and wood flooring. __________ FIRST FLOOR The first floor offers 5 double bedrooms and 3 bathrooms. Bedroom 1 (5.4m x 3.70m) is a light and spacious room, enjoying a dual aspect and overlooking the rear garden. The room provides loft access and offers a wash hand basin vanity unit and overhead fitted cupboards. Bedroom 2 (4.90m x 4.70m) looks out to the front of the property and features built-in cupboards. Bedroom 3 (4.90 x 5.50m) is a particularly light and spacious room, enjoying a double aspect with spectacular views over the rear garden and open countryside beyond. This bedroom also offers built-in wardrobes and an en suite bathroom, comprising bath, wash hand basin, WC and bidet. Bedroom 4 (3.20m x 4.20m) again looks out across the rear garden and bedroom 5 (5.50m x 6.40m) offers a dual aspect with views to the south side and rear of the property. Bedroom 5 forms part of the original C16/C17 house and features wood flooring, exposed beams and a walk-in cupboard. There is a bathroom and separate shower room on the first floor. __________ ANNEX The annex forms part of the original C16/C17 house. On the south side of the property an original oak door leads through to an entrance hall, which opens into the dual aspect family room, which comprises inglenook fireplace with pamment hearth, wood flooring, original built-in cupboard and exposed timber beams. Leading off from the family room there is a compact kitchen, with fitted cabinets, electric oven and hob and ample space for freestanding appliances Sitting adjacent to the kitchen there is a cloakroom. On the first floor there is a spacious bedroom (5.20m x 4.30m), enjoying easterly and southerly views over the property's grounds. The room features exposed beams, a walk-in dressing area and an en suite bathroom, comprising bath, wash hand basin, WC and heated towel rail. __________ OUTSIDE The property is approached over a gravelled driveway through a 5-bar wooden gate with the sweeping driveway leading up to the front and side of the house. To the front of the house there is ample off-road parking and a second 5-bar wooden gate opens through to the garaging. This area is an enclosed courtyard, providing direct access into the utility room. There is a wood store and a small shed. Immediately to the rear of the house are landscaped gardens wrapping around the rear and south side of the house, where the French doors from the conservatory and garden room lead out to the garden. A large area of garden to the front is laid to lawn and interspersed with mature specimen trees. The south side of the property features beautifully stocked raised beds and borders. There are stunning seasonal displays of azaleas and rhododendrons and daffodils and snowdrops are in abundance. Raised timber decking adjoins the garden room and the conservatory, creating a welcoming space that brings the outside in. To the other side of the conservatory, there is a paved terrace that provides ample space for al fresco dining within a private setting. A lovely woodland extends along the north boundary of the property and beyond that are stunning open field views. __________ LOCAL AUTHORITY Broadland Council _________ SERVICES Mains electricity, economiser electric radiators, private water and private drainage. Client uses bottled gas for cooking. __________ DIRECTIONS From Norwich take the B1150 North Walsham Road and follow this road through Horstead and into Coltishall. Proceed over the bridge and then turn left onto Great Hautbois Road. Drive for approximately 0.8 miles and the property will be located on the left-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.