2 Westgate Barns, Warham Road, Binham, Fakenham, Norfolk

Sold - Guide Price £795,000

4 2 3

Property Description

The Property

2 Westgate Barns is a charming four bedroom, brick & flint, barn conversion.  This lovely home, converted in 2011 and finished to an extremely high standard has generously proportioned rooms throughout.  From the sitting room with the clever glazed wall, large kitchen opening to the dining room through to the downstairs bedroom suite allowing versatile living and the master suite and two further double bedrooms upstairs; this property offers great accommodation throughout.  Situated on the edge of the desirable village of Binham, the barn benefits from open countryside views and gardens both to the front and rear with a detached double garage and parking for several cars and a boat or motor home.

On entering 2 Westgate Barns you are immediately struck with a sense of light and space from the glazing on both sides of the property but also how welcoming the house is.  The handsome oak staircase leads up from the entrance hall with the sitting room off behind a cleverly glazed wall.  The sitting room is a great sized room, with a door out to the front and a wood burning stove. 

The dining room with lovely countryside views to the front of the barn and the kitchen flow together whilst still being separate spaces; there is a step down from the dining room to the large, modern kitchen.  The kitchen boasts a granite worktop, range oven with ceramic hob, American style fridge freezer and integrated dishwasher, washing machine & tumble dryer.  Leading off from the kitchen is a delightful reading nook, perfect for relaxing with a book and a cup of coffee and the downstairs loo.

There is also a lovely downstairs bedroom suite, a room flooded with light from the French doors out to the side and both a window and velux windows to the rear.  The en suite features a bath with shower over, WC and wash hand basin.  

Upstairs are three further double bedrooms.  The master suite is another great sized room with an en suite shower room and the two other bedrooms share a family bathroom featuring a bath with shower over, WC and wash hand basin.


2 Westgate Barns is approached over a gravel drive with ample parking for several cars and an area to the side of the detached double garage that would be perfect for parking a boat or a motor home.

The barn is on a generous plot with lawns both to the front and to the rear of the property and the views over the countryside from the front of the property are lovely.  The rear garden is fully enclosed and a good size.  It features a sweet summer house and there is access to the garage though the side door.

Whilst 2 Westgate Barns sits within the conservation boundary of the village of Binham, it is not listed.

Holiday Let Opportunity

Holiday Let Projected Income: c. £50,000 pa

Holiday Let Projected Occupancy: c. 30 weeks

Sleeping: 8 in 4 Bedrooms

Barns are always super popular with visitors to the Norfolk coast and 2 Westgate Barns is no different and being situated on the edge of the lovely village of Binham and just a few miles back from the hustle and bustle of the coast at Wells-next-the-Sea only adds to the appeal.  2 Westgate Barn offers particular appeal to multi-family or multi-generational guests by offering both a principle bedroom with en suite both upstairs and downstairs and the enclosed rear garden is ideal for dog owners.

The barn has been successfully holiday let by leading local agency, Norfolk Cottages when it is not being used by friends and family but there is definitely scope to increase the income and occupancy achieved and Norfolk Cottages would be happy to advise on how best to go about this.  They offer a fully managed service, including housekeeping, laundry and maintenance to support owners who do not live locally.

The Location

Binham has long been one of the most 'sought after' North Norfolk villages in which to own property.  It is very pretty and benefits from being just 5 miles inland from Wells-next-the-Sea and 7 miles from the lovely Georgian market town of Holt.

The village boasts a great pub, The Chequers Inn, a shop, garage and is home to the famous ruins of Binham Priory, founded in 1091 by Peter des Valoines, a nephew of William the Conqueror.  Binham is also home to Abbey Farm Dairy who sell their absolutely delicious Raw Milk from The Little Dairy Shop situated next to the ruins.

There are also great pubs in the nearby villages of Warham, Wighton, Langham and Walsingham.

Other Information

Services: Mains Electricity, Water & Drains

Heating: Oil Fired Central Heating


Council Tax: North Norfolk District Council - TBC

Viewings: Strictly by Appointment with Big Skies Estates

Agents Note: 1. Whilst these particulars have been prepared in good faith to give a fair description of the property, these do not form any part of any offer or contract nor may they be regarded as statements of representation of fact. 2. Big Skies Estates have not carried out a detailed survey, nor tested the services, appliances and specific fittings. All measurements or distances given are approximate only. 3. Where a property is promoted as suitable for holiday letting, such use is conditional on the legal due diligence to be undertaken by the buyer’s conveyancer to ensure the property can be used for holiday letting. Big Skies Estates does not examine the legal title or any restrictions on the property. 4. No person in the employment of Big Skies Estates has the authority to make or give representation or warranty in respect of this property. Any interested parties must satisfy themselves by inspection or otherwise as to the correctness of any information given.

Location Map

Street View