Watton Road, Colney, Norwich, Norfolk, NR4

!!CHAIN FREE!! Exceptional Grade II listed 18th-century rectory blending historic charm with modern living. Features elegant Dutch gables, period interiors, orangery, and versatile spaces. Set in 2.16 acres with 100m River Yare frontage, private fishing, stunning gardens, plus coach house offering development potential.
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GROUND FLOOR

- Vestibule
- Reception hallway
- Sitting room
- Games room
- Study/music room
- Dining room
- Kitchen
- Utility room with WC
- Study
- Rear lobby
- Orangery
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FIRST FLOOR

- 5 bedrooms
- 3 bathrooms
- WC
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SECOND FLOOR

- 3 attic bedrooms
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COACH HOUSE

- Detached
- Two storey
- Unconverted
- Development potential
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OUTSIDE

- Part walled established gardens
- Orchard
- Raised decked terrace
- Paved terrace
- Croquet lawn
- Woodland
- Extensive storage below orangery
- River frontage with fishing rights
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ADDITIONAL FEATURES

Utilities

- Water supply: Mains
- Electricity: Mains
- Oil: Private supply
- Heating: Boiler
- Drainage: Treatment plant
- Broadband connection: FTTP
- Parking: Off road parking
- EV charge point: No

Rights and Restrictions

- Private rights of way: No
- Public rights of way: No
- Listed Property: Yes
- Restrictions: Yes
- Easements: Yes
- Conservation area: No

Risks

- Flooded in last 5 years: No
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TENURE & LAND REGISTRY

Freehold: NK431102
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LOCAL AUTHORITY

South Norfolk District Council, Band: G
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HISTORIC ENGLAND

Grade II listed: 1050755
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DESCRIPTION

The Old Rectory is an outstanding detached Grade II listed residence, originally constructed in the 18th century with sympathetic later additions. Noted in The Buildings of England by Nikolaus Pevsner for its architectural and historical significance, the property stands as a fine example of its period.

Built of traditional brick beneath a pantiled roof, the house is particularly striking with its elegant Dutch gables, which lend a distinctive character to the façade. Inside, the property retains a wealth of original features, including sash windows with working shutters, period fireplaces, exposed timber beams, original dado rails, and flagstone flooring—each element contributing to the home’s enduring charm and authenticity.

A weatherboarded extension to the rear, along with a delightful orangery, complements the original structure, providing additional living space that blends seamlessly with the historic fabric of the house. The accommodation is thoughtfully arranged, with many of the principal rooms enjoying picturesque views across the gardens and grounds, extending towards the River Yare. The property benefits from an impressive stretch of approximately 100 metres of river frontage, with ownership extending to the midpoint of the river, further enhancing its sense of exclusivity.

An impressive timber entrance door opens into a welcoming vestibule, with a secondary front door leading through to a gracious reception hall, setting the tone for the character and flow of the ground floor accommodation.

To the right, the sitting room enjoys a bright dual aspect to the south and east, allowing natural light to pour in throughout the day. This elegant yet comfortable space is centred around a wood-burning stove, creating a warm and inviting atmosphere. From here, a short flight of steps leads down to a further generous reception room, currently arranged as a games room. This versatile space benefits from north and east-facing aspects, along with a deep bay fitted with French doors that open directly onto an east-facing terrace, seamlessly connecting indoor and outdoor living. A built-in storage cupboard adds practicality.

Returning to the reception hall, a staircase rises to the first floor, while additional ground floor rooms branch off. The study, also ideal as a music room, features an original fireplace (currently not in use) and built-in storage to either side.

The utility room is equipped with fitted storage, a sink, space for laundry appliances, and a WC, providing essential day-to-day functionality.

The dining room, positioned to enjoy a southerly aspect, is a charming setting for entertaining, complete with a fireplace and wood-burning stove that enhance its period appeal.

The kitchen is fitted with traditional oak units and centred around an oil-fired Aga, creating a classic country kitchen feel. French doors lead directly from here into the adjoining orangery, a light-filled space that further enhances the flow of the ground floor and provides an attractive area for relaxation or informal dining.

The first floor provides well-balanced and generously proportioned accommodation, comprising five double bedrooms, all offering comfortable and versatile living space. These are served by three bathrooms, complemented by a separate WC, ensuring practicality for both family living and guests.

The second floor offers three additional rooms, presenting excellent flexibility. These spaces could be utilised as further bedroom accommodation if required or alternatively adapted to suit a variety of needs such as a home office, studio, or hobby rooms.
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OUTSIDE

Approached via a sweeping gravel drive, the property reveals itself with a sense of quiet arrival, opening to a generous turning circle and parking area at the front. From the outset, the setting feels secluded and serene, offering a rare combination of privacy and natural beauty.

A defining feature of the grounds is the remarkable stretch of approximately 100 metres of frontage along the River Yare, complete with private fishing rights. This tranquil waterside aspect enhances the idyllic nature of the setting, where the gentle movement of the river and the surrounding landscape create a deeply peaceful atmosphere.

The eastern boundary is lined with a belt of established woodland, providing both shelter and a haven for wildlife. The grounds are alive with birdsong and seasonal changes, making it an ideal retreat for those who appreciate nature.

To the front of the property lies an impressive walled garden, predominantly laid to lawn and thoughtfully planted with a variety of mature trees. This space offers privacy and includes a charming collection of fruit trees—apple, pear, quince, damson, cherry, and plum—bringing both beauty and productivity to the garden. A dedicated croquet lawn adds a touch of classic elegance and leisurely enjoyment.

To the rear, the garden continues to impress, unfolding into a generous expanse of lawn that gently stretches down to the water’s edge, creating a seamless connection with the surrounding landscape. A west-facing raised decked terrace—perfect for enjoying afternoon and evening sun. For those seeking shade or a cooler retreat, a north-facing paved terrace provides an alternative seating area, still benefiting from morning and late afternoon light.

The rear garden also features the footprint of a former tennis court, offering potential for reinstatement should one wish to revive this recreational facility.

There is a substantial double storey detached coach house which offers a development opportunity (see below).

In total, the gardens and grounds extend to approximately 2.16 acres (subject to measurement), providing a beautifully balanced outdoor environment that blends formal structure with natural charm.
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COACH HOUSE

A substantial detached coach house of brick construction beneath a traditional pantile roof.

Planning permission was previously granted in May 2019 for conversion into a holiday let (South Norfolk District Council Ref: 2019/0196). While this consent has now lapsed, there may be potential to reapply, subject to the necessary approvals.
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SITUATION

The Old Rectory is ideally situated in the village of Colney, just southwest of Norwich. Surrounded by attractive countryside, Colney is particularly appealing for those who enjoy walking, cycling, and spending time outdoors. The nearby River Yare gently winds through the village, offering scenic routes to explore.

Norwich city centre is approximately 3 miles to the northeast, offering an extensive selection of shops, schools, and cultural attractions, as well as a direct rail connection to London Liverpool Street with a journey time of around two hours.

The A47 southern bypass lies roughly 1 mile to the southwest, providing easy access to the A11 and onward routes across the region. To the north of the city, Norwich Airport serves a range of domestic and international destinations.

Notably, the Norfolk and Norwich University Hospitals NHS Foundation Trust, Norwich Research Park, and the University of East Anglia are all within comfortable walking distance of the property. Regular bus services also run nearby, providing straightforward access into the city centre.
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WALKING DISTANCES (approx.)

- Norwich Research Park: 0.4 miles
- Norfolk & Norwich University Hospital: 0.7 miles
- University of East Anglia: 1.1 miles
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DRIVING DISTANCES (approx.)

- Norwich City Centre: 3.6 miles
- A11: 2.8 miles
- A47: 1 mile
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WHAT3WORDS

We highly recommend the use of the what3words website/app. This allows the user to locate an exact point on the ground (within a 3-metre square) by simply using three words.

///baked.misty.valley
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AGENTS NOTE

Prospective purchasers, particularly those with children, should exercise appropriate care and ensure close supervision at all times when near the water.
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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; if there is any point of particular importance to you, we ask you to discuss this with us before you make arrangements to visit or request a viewing appointment.

8. Viewings are strictly by prior appointment through Jackson-Stops.
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DATE DETAILS PRODUCED

April 2026