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Hall Road, Welborne, Dereham, NR20

Guide price £925,000


5 Beds 4 Baths 5 Receptions

REF: NOR220025

Frogs Hall Barn is a large 5-bedroom barn conversion with fantastic original features offering over 4000sq ft of living accommodation. The barn is sat in approximately 0.8 acres (stms) of gardens and grounds and enjoys a wonderful rural setting with far reaching countryside views, located within this quiet south Norfolk village.


Frogs Hall Barn is a large 5-bedroom barn conversion with fantastic original features offering over 4000sq ft of living accommodation. The barn is sat in approximately 0.8 acres (stms) of gardens and grounds and enjoys a wonderful rural setting with far reaching countryside views, located within this quiet south Norfolk village. __________ GROUND FLOOR - Entrance hall - Large kitchen/breakfast room with pantry - Reception room - Dining room - Garden room - Utility room - 2 bedrooms with en suite shower rooms - Office - WC __________ FIRST FLOOR - Main bedroom with en suite bathroom - 2 further double bedrooms - Family bathroom __________ OUTSIDE - Large & enclosed front garden - Enclosed and sheltered rear courtyard garden - 2 bay open cart lodge with workshop & storage - Horse pond __________ DRIVING DISTANCES (approx.) - Mattishall: 1.7 miles - Dereham: 6.4 miles - Wymondham: 7 miles - Norwich: 13.2 miles __________ LAND REGISTRY TITLES There are two land registry titles for this property (these are available on request): NK331860: The barn and majority of the land (Approx. 0.63 acres) NK374551: Additional strip of land adjoining main title (Approx. 0.153 acres) __________ LOCAL AUTHORITY South Norfolk Council, Band: D __________ SITUATION Welborne is a small quiet village with an active village hall which runs a variety of activities throughout the year. It is close to the much larger village of Mattishall which offers a wide range of amenities including a Post Office, pub, chemist, fish and chip take away, general store, hairdressers, a very popular primary school, doctors' surgery with local dispensary and golf club. The market town of Dereham is a short distance away and offers a good range of shops, supermarkets, leisure centre with swimming pool, cinema, a garage with an M&S food shop, doctor and dental practices and schooling, including a senior school. The market town of Wymondham is an attractive and very old market town with a Friday market which was granted rights by Henry I and has been in existence ever since. The town has a good range of local facilities and shops including an edge of town Waitrose store, Morrisons, a leisure centre, and Ofsted outstanding state secondary schooling at Wymondham College (OFSTED 2019), and Wymondham High Academy which is also highly regarded (OFSTED: GOOD 2017). Wymondham has an Abbey dating from 1107 and there is access to the A11. The town also has a local railway station with frequent services to London Kings Cross via Cambridge, and also to Norwich. The Cathedral City of Norwich is 13.2 miles to the east. Norwich has a vibrant business community and as the regional centre, has an extensive range of cultural and leisure facilities, including the Norwich City football club, The Theatre Royal, the riverside leisure development, complete with cinema and numerous restaurants and pubs. The city is well known for its excellent shopping with a combination of independent retailers along with a number of premium department stores. The University of East Anglia is situated to the south-west of the city, there is a teaching hospital and several business parks. Norwich has an excellent range of schools in both the state and private sector. The city has a mainline railway station with a regular service to London and there is an expanding International Airport just to the north of the city. The North Norfolk Coast and the Norfolk Broads National Park are both within easy driving distance whilst there are a number of golf courses and other leisure facilities in the area. __________ DESCRIPTION Frogs Hall Barn is a beautifully restored and presented barn, converted in 2006 by the present owners. Within the limitations of the barn's structure, the subdivision of the internal space has been well thought out and many of its original features have been retained. There is a wealth of beams, exposed brickwork and the generosity of space is one key advantage when acquiring a barn conversion. The carefully designed living spaces offer a large open plan kitchen/breakfast room, large dining room and an impressive voluminous double height sitting room. The spacious entrance hall with partially vaulted ceiling and tiled flooring leads directly ahead to the office, which features wood flooring and exposed beams and enjoys an outlook over the courtyard garden. Off to the left of the entrance hall is the large kitchen/breakfast room, which is well designed with a range of built-in cabinets and matching dresser, with granite worktops and butler sink. There is a large central island offering breakfast bar seating to one side. There is an integrated dishwasher, a range cooker, and a purpose-built space to accommodate an American style fridge freezer. The most coveted kitchen feature is probably the huge walk-in pantry. The utility room offers a sink and space and plumbing for laundry appliances. There are two walk-in cupboards providing the housing for boiler, pressurised water tank, water softener and manifolds for the underfloor heating. There is a downstairs cloakroom with WC and wash hand basin. The exceptionally large reception room (47'5 x 17'11) is accessed off the kitchen/breakfast room. The high vaulted ceiling gives a real sense of space and offers the perfect environment for entertaining. Exposed timber beams, French doors to the enclosed courtyard garden and the suspended central wood burner provides a perfect blend of period and modern design. A lovely garden room to the offers a useful second living area with exposed oak beams and brickwork, and a set of French doors opening out to the front of the property. The separate dining room (20'5 x 19'11) is a spacious room with good ceiling height, exposed beams, wood flooring and a set of French doors opening out to a garden area to the east side of the property. There is an original latch door opening to the retained timber staircase, leading to the bedrooms on the first floor. The main bedroom is generous in size, with a large walk-in wardrobe fitted with shelving and clothing rails, spacious en-suite bathroom and a pair of doors leading to a Juliet balcony adorned with an established wisteria. There are exposed timber beams, three skylights and an aspect overlooking the courtyard garden. Two further bedrooms are located off the first-floor landing and are served by a tastefully finished family bathroom, with bath, walk-in shower, wash hand basin and WC, and heated towel rail. Returning to the entrance hall on the ground floor there is a spacious home office featuring exposed brick, timber beams and wood flooring. There are two generous double bedrooms on the ground floor, both featuring exposed timber beams and a vaulted ceiling, which give a light and airy feel to the rooms. Both rooms benefit from an en suite shower room, featuring a walk-in shower, wash hand basin, WC, and towel rail. __________ OUTSIDE The approach to Frogs Hall Barn is lovely and its idyllic rural setting surrounded by open countryside provides a memorable first impression. To the right of the driveway there is a large garden which is fenced and predominantly laid to lawn. There are raised beds with sleepers to the far end, a greenhouse, and a shed. There is a pond on the left-hand side of the property, sitting adjacent to the Northern boundary. There is an area of garden here that lends itself to further landscaping to create for example, an additional entertainment space or a relaxed and peaceful seating area. To the rear of the property, and accessible from the kitchen, sitting room and ground floor bedroom there is a courtyard garden that is divided into zones, largely dictated by the time of day and the position of the sun. The garden offers lovely seating areas to enjoy the tranquillity of the rural surroundings. Frogs Hall Barn is one of three neighbouring properties. Each property has ownership of the section of driveway adjoining their property, and the neighbouring property has right of access over. Each household jointly shares the cost of maintenance of the driveway in its entirety. The gardens and grounds amount to approximately 0.8 acres in total, with the bulk of the gardens being to the front of the property. There is ample parking and a 2-bay cart lodge with locked storage and a workshop to the rear. __________ SERVICES Oil-fired central heating, with underfloor heating throughout (wifi controlled room and zoned under floor heating). Mains electricity and water, with private drainage. A biodigester sewage treatment plant serves the three neighbouring properties, all of whom contribute an equal share to the maintenance. High Speed Fibre broadband is installed at the property. __________ AGENTS NOTE There is a large pond in the front garden. Please be extra vigilant if you are visiting the property with small children. __________ DIRECTIONS Leave Norwich on the A47 and approximately 2 miles after the end of the southern bypass dual carriageway turn left where signposted to Mattishall and East Tuddenham. Drive through East Tuddenham and take the turning to the left signposted to Welborne into Church Lane. Follow this road into Welbourne, bear round to the right on Church Lane and continue to follow Church Road. Continue on Church Road for approximately 0.4 miles and then turn left onto Horse Shoe Road and continue straight onto Hall Road. After approximately 0.1 miles Frogs Hall Barn will be found on the right-hand side, accessed down a shared gravelled driveway. __________ 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. __________ DATE DETAILS PRODUCED March 2022