1 Hall Farm Barns, School Road, Pockthorpe, West Rudham, Norfolk

Offer Accepted - Guide Price £695,000

3 1 3

Property Description

The Property

1 Hall Farm Barns is a beautifully converted, three bedroom, semi-detached barn conversion; extending to over 2,200 square feet, which forms part of the exclusive Hall Farm Barns development in West Rudham, comprising of four barn conversions in total.

The barns at Hall Farm lend themselves perfectly to being either full-time residences or beautiful second homes. They are well located for accessing the stunning coastline for which the area is famed, as well as Kings Lynn for connections to Cambridge & London and for Greshams, the renowned independent school in Holt (with a bus collection point in Rudham).

The original brick and flint barn buildings date back over a century and have been thoughtfully redeveloped by a local team of specialist builders, architects and interior designers to create luxurious new homes in the heart of the North Norfolk countryside.  Whilst the barns are not themselves listed they are within the curtilage of a handsome Grade II listed farmhouse which forms a charming backdrop to the courtyard of the develeopment.

On entering the barn through the double height glazed entrance, you find yourself in a fabulous open plan living area, extending to over 40 feet in length with double height windows on both sides, flooding the room with light. The hand made kitchen is positioned at one end of the room, looking out over the dining and sitting room area to the marble fireplace at the other. Behind the kitchen is a separate utility room, housing the American style fridge freezer, space for washing machine and tumble dryer and a second sink.

Also downstairs is an ample boot/cloak room with a downstairs shower room leading from it.

Upstairs there are three double bedrooms all leading off the impressive galleried landing with views out to the church beyond and the courtyard garden to the front. The master bedroom has a large ensuite featuring a slipper bath, double basin and a large walk-in shower enclosure. The second and third bedrooms have impressive exposed beams and are served by a family bathroom.

Internal Specifications

Handmade Kitchen by North Norfolk bespoke joinery. Painted with oak worktops.

Full integrated dishwasher

Samsung American Fridge Freezer with water/ice dispenser in stainless steel

Smeg 100cm duel fuel range cooker in stainless

Bespoke French limestone Fireplace by After the Antique

Wood burning stove

Burlington Sanitary-ware with brassware by Crosswater

Oak engineered flooring to the ground floor and bathrooms

Wall tiles by Artisans of Devizes

Aluminium windows

LPG Central Heating - Underfloor on the ground floor and radiators on the first.

Heated towel rails

Carpet landings and bedrooms by Cormar Boucle Neutrals


Approached via the shared driveway, there is a large shingled parking area shared by Barns 1 & 2, with Barn 1 having a large private double garage extending to 21’8 x 22’.

The lawned private garden to the front is accessed via a wooden gate with a shingled pathway leading to the front of the property.

The barns are situated adjacent to a working arable farm, although the farm itself is not visible from Barn 1.  The farmyard is generally quiet with the main crop of asparagus in the late spring and should not cause disturbance to the residents of any of the barns.

The Location

Hall Farm Barns is located on a quiet country lane, officially in the tiny hamlet of Pockthorpe, which is located between East Rudham and West Rudham.

The village of East Rudham is easy walking distance away and there you will find the excellent village pub, The Crown, a locally renowned butchers, local shop and post office and tea shop. The village primary school is close by and just a bit further along in Great Massingham is another excellent gastro-pub, The Dabbling Duck.

Situated between Fakenham and Kings Lynn there is easy access to a variety of supermarkets and also hourly, direct train links to both Cambridge and London from Kings Lynn station.

Hall Farm Barns is surrounded by beautiful countryside with an abundance of excellent walking on the doorstep. Nearby is Houghton Hall and Sandringham is 10 minutes away. The coast at Brancaster is only 20 mins away by car and Burnham Market is a similar distance.

The properties are also within easy striking distance of the market town of Holt, home to the famous independent school Greshams. There is a daily bus service for pupils from East Rudham to Greshams.

Other Information

Services: Mains Electricity, Communal Sewage Treatment Plant on Site

Heating: LPG Central Heating (underfloor downstairs & radiators on first floor)

Council Tax: West Norfolk District Council.  Band F


Viewing: Strictly by appointment with Big Skies Estates

Agent’s 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.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