Surlingham, Norwich, Norfolk, NR14

A truly remarkable contemporary broadland residence with 250m of private river frontage, extensive moorings, slipway and breathtaking views across the river yare. Set within beautifully restored natural grounds and built to near passive house standards, herons marsh offers an unrivalled waterside lifestyle.

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MAIN PAVILION

- Entry hallway
- Lounge/living room
- Kitchen/dining room with large deck
- Two guest bedrooms with built in wardrobes
- Shared guest shower room
- Utility / laundry
- Utility hallway with floor to ceiling storage
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PRINCIPAL BEDROOM PAVILION

- Bedroom with private deck
- Bathroom
- Dressing Room
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HOUSE ACCESS

- Stairs to front door
- Lift to rear door
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OUTSIDE

- Security gated, 1/3 mile private driveway with RSPB natural habitat either side
- Reedbeds and two ponds one is tidal and the other is non-tidal
- Outside kitchen and entertaining area
- Large workshop/car port with home office
- 250 meters (stms) of new steel and timber capped quay heading
- Mooring bay for several boats
- Private slipway
- Lawns
- Gravelled parking and private driveway
- Rear pedestrian access via an electronically controlled and monitored gate
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KEY FEATURES

-Exceptional, energy efficiency with A Grade EPC offering near Passive House level
-Solar and Tesla battery storage with feed in tariff
-High speed Starlink internet up to 300mg – Fibre Optic cable installed up to property rear boundary
-In-built air conditioning throughout house
- Underfloor heating throughout house
-Air source heat pump and dedicated 300 litre hot water emersion tank provides extensive hot showers for all guests at all times.
-Heat recovery system throughout house ensuring clean air
-Interior lighting and integrated, built-in audio throughout house, managed through the Lutron Smarthouse System integrated throughout the building
-All internal and external lights are dimable, and are complemented by a selection of internal integrated strip lights, kaleidoscope of colours and brightness/contrast to suit the mood
- Contemporary Scandinavian wood burner
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TENURE & LAND REGISTRY

Freehold
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LOCAL AUTHORITY

South Norfolk District Council Band F
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EPC RATING

A
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ADDITIONAL FEATURES

Utilities

- Water supply: Private bore with water treatment plant
- Electricity: Mains + PV panels and Tesla battery storage / Octopus
- Gas: No
- Oil: No
- Heating: Air source, air air-conditioning, heat recovery system and underfloor heating throughout, complemented with a wood fire burner
- Drainage: New treatment plant
- Broadband connection: Starlink and fibre optic connection installed to rear gate boundary
- Parking: Driveway
- EV charge point: Yes

Rights and Restrictions

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

Risks

- Flooded in last 5 years: No
- Flood defences: The house sits high above the land the previous house never flooded
- Source of flood: Some seasonal tidal garden flooding from river
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AGENTS NOTE

Part of the driveway is not registered land, but the property has established use more than 33 years. __________

THE LIFESTYLE

Herons Marsh is a statuesque riverside contemporary masterpiece commanding 250 metres of direct access to the River Yare with a rare private slipway and double bay mooring.

This striking steel-framed and Accoya-clad residence stands elevated on galvanised steel pillars, combining architectural excellence with near Passive House levels of efficiency and an EPC rating of A.

Herons Marsh offers an envious laidback water-based lifestyle embraced by natural, untouched landscape. Collect visitors from Norwich train station by boat, water ski 400 metres from your front door, or launch a kayak, canoe or paddle board down your private slipway to enjoy the views on water. The property boasts the best of Broads living in a vibrant village an easy 15 minutes drive from Norwich City Centre, or one hour boat ride.

Located on about 4 acres (stms) of lawn and natural gardens with two ponds, the property is accessed by a 1/3 of a mile track with views across the revered Royal Society of the Protection of Birds marsh lands, home to an abundance of wildlife and a herd of Highland Cattle during the Spring and Summer.
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ACCOMMODATION

Architecturally designed open plan living with views from every window. The house plan consists of an entry foyer off which are two pavilions; the main pavilion is comprised of the living room, kitchen and dining, two guest bedrooms, shared bathroom and a utility/laundry room; with the second pavilion, the principal wing, comprising of bedroom, bathroom and dressing room. The kitchen and principal bedroom have access to their own substantial deck, with the kitchen deck commanding views of the river and marshlands, while the private master bedroom deck enjoys outlooks to the marsh and two ponds.

The sitting room is a breathtaking room, centred around a contemporary wood-burning stove and framed by a dramatic picture window that captures uninterrupted views across the River Yare. Elevated above the water, the house enjoys complete privacy while offering a constantly changing landscape of passing sailing boats and abundant wildlife.

The kitchen and breakfast room occupies the southern end of the house and has been beautifully appointed with bespoke handcrafted cabinetry and Forezzo work surfaces. Integrated appliances include twin NEFF ovens, a Bora induction hob with discreet powerful extractor built into worktop, separate Liebher fridge and freezer units with built in ice maker, Miele XL dishwasher , extensive storage and a boiling water tap. All appliances are connected via WIFI and App systems to be run remotely when required. Doors open directly onto a substantial south-facing terrace, finished in galvanised steel and perfectly positioned for outdoor dining, entertaining and enjoying the spectacular setting.

At the northern end of the house are two generous guest bedrooms. One enjoys views across the River Yare, whilst the other overlooks the gardens, ponds and nature reserve beyond. These bedrooms are served by an elegant family shower room featuring Lusso Stone fittings and a large rainfall shower. A separate utility and plant room houses the technological heart of the property alongside laundry appliances and there is extensive storage leading off.

The principal suite occupies a private wing of the house and provides a tranquil retreat. The bedroom opens onto its own balcony overlooking the gardens, creating a peaceful connection with the surrounding landscape.

Complementing the bedroom is a luxurious dressing room with bespoke fitted cabinetry and an outstanding en-suite bathroom featuring a double walk-in shower, freestanding Lusso Stone bath and high-quality contemporary sanitaryware.

Herons Marsh is undoubtedly one of the most distinctive modern waterside homes to come to the Norfolk market in recent years. Combining cutting-edge design, outstanding sustainability credentials, and direct access to one of Britain's most celebrated waterways, it offers a rare opportunity to acquire a truly remarkable lifestyle property.
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OUTSIDE

Approached via a long private driveway secured by an electric gate, the property enjoys privacy without isolation. To the front, panoramic views extend across the River Yare, whilst to the rear the house overlooks its own carefully restored wildlife habitat, where reed beds, ponds and mown pathways create a haven for nature. Beyond, the adjoining RSPB reserve ensures the landscape remains protected for generations to come. It is common to see deer, swans, ducks and a wealth of birdlife from the comfort of the house.

Set within the grounds, a covered outdoor kitchen and entertaining area provides a wonderful focal point for outdoor living. Designed with a distinctly antipodean influence, it incorporates stainless steel cabinetry, a sink and dedicated barbecue area, creating the perfect setting for relaxed gatherings with family and friends whilst immersed in the surrounding landscape and abundant wildlife.

Further enhancing the property's versatility is a substantial detached outbuilding comprising a three-bay carport, workshop, home office and extensive storage space. Equipped with power, air conditioning, heating and water, it offers excellent flexibility for a range of uses.

For boating enthusiasts, Herons Marsh is truly exceptional. The property enjoys approximately 250metres of private river frontage, all recently renewed with steel piling, together with substantial mooring facilities including a birthing dock capable of accommodating multiple vessels. A private slipway provides the ability to launch boats directly from the property, making it ideal for sailing, water skiing, paddleboarding, canoeing and exploring the renowned Norfolk Broads network. The nearby Coldham Hall Sailing Club offers a welcoming community for those wishing to become involved in local sailing activities.
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SITUATION

Voted in the top 5 Best Places in Live in Norfolk in the Muddy Stilettos Best Of Awards 2022, Surlingham offers outstanding outdoor adventure with picturesque walks, kayaking, paddle boarding, waterskiing, along with a Sailing Club, Winbirri Vineyard, Telles Patisserie Portuguese Café, Yare Valley Farm Shop, Padmaloka Buddist Retreat and two pubs including Coldham Hall Tavern and the Ferry House. Praised for its tranquil lifestyle adored by locals, and not overcrowded like its cousin, the Northern Broads, Surlingham is truly a hidden Norfolk waterside gem. The village provides an exceptional lifestyle both on and off the water. Norwich city centre can be reached in around 20 minutes by road or enjoyed as a leisurely cruise along the River Yare.

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DRIVING DISTANCES (approx.)

- Norwich International airport 8 miles
- Norwich train station 6 miles (mainline trains to Cambridge and London Liverpool St)
- Wroxham 11 miles
- Norwich Distributor Road 6 miles
- Winterton on Sea 24 miles
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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.

///placidly.newly.think
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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

July 2026