2 Hall Farm Barns is a beautifully converted, three bedroom (all en suite), semi-detached barn conversion; extending to over 2,500 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 a 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 barn buildings dating back over a century, 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.
Entering through the glazed door set into double height windows, you find yourself in a fabulous open plan living area, extending to over 49 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 with en suite bath/shower rooms, 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 en suite featuring a slipper bath, double basin and a large walk-in shower enclosure. The second and third bedrooms have impressive exposed beams and have en suite shower room and bathroom (with shower over) respectively.
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
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 2 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 2. 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.
Holiday Let Opportunity
Projected Annual Income: £39,498
Projected Occupancy: 28 weeks
Sleeping: 6 in 3 Bedrooms
2 Hall Farm Barns has great potential to generate a second income as a holiday let if you do not intend it to be your main residence.
Barn conversions are extremely popular with those seeking a luxury holiday in North Norfolk and as such can command a premium in terms of weekly rental.
With the added bonus of being walking distance to an excellent pub and village amenities, whilst also being in a quiet rural location with great walks right from the door; Hall Farm Barns will appeal to a broad range of visitors to the area.
Norfolk Hideaways, a leading local holiday let agency representing over 500 cottages in North Norfolk, have put together a projection of potential income for the property based on a peak week rental figure of £1,695. Over 28 weeks spread out over the year the potential income is £39,498. Norfolk Hideaways and other local agencies are able to provide fully managed services if required.
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.
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
There is a management company set up, which the owners of all four barns form together. It looks after the communal areas which each barn is responsible for, the on-site sewage treatment plant and LPG Tanks. For Barn 2 the communal areas are the shared driveway from the road and shingled parking area which is shared with Barn 2 and Barn 4 and the hedge that form the boundary between Barn 1 and Barn 2.
There is a builder’s warranty and a variety of manufacturers warranties in place. Please enquire for further details.