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

Offer Accepted - Guide Price £695,000

3 1 2

Property Description

The Property

3 Hall Farm Barns is a beautifully converted, three bedroom, semi-detached barn conversion; extending to around 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.

3 Hall Farm Barns is approached via a private entrance from the road with a side entrance into the utility room from the oak framed car port. There is also a main entrance via the double height glazed door and windows to the front of the property.

The covered side entrance will be particularly useful in poor weather and the fact that the downstairs shower room is just off the utility room would be great if you are bringing home muddy dogs, or indeed people! The utility room is equipped with a sink, storage and space for both a washing machine and tumble dryer.

3 Hall Farm Barns features a fabulous open plan living area, extending to over 42 feet in length with glazed doors on both sides, flooding the room with light and leading out to the front and rear garden areas. 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. Beside the kitchen is a handy little pantry room, housing the American style fridge freezer and a sink. Perfect for stashing plates out of the way at a dinner party.

Upstairs there are three double bedrooms, leading off the impressive galleried landing with views out to the farm and countryside beyond. The master bedroom has a large en suite featuring a slipper bath, basin and a large walk-in shower enclosure. The second and third bedrooms have impressive exposed beams and share a family bathroom. These two bedrooms also feature a glazed door with Juliet balcony looking out to the charming Grade II listed farmhouse to the rear of the development.

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

Outside

Approached via a private entrance with a five-bar gate, there is an oak framed car port to the side of the property with further shingled parking / turning space to the front. There is a side door to access the utility room from here.

3 Hall Farm Barns benefits from two garden areas. The lawned private garden to the front is accessed via a shingled pathway from the parking area and the shingled, fully enclosed, courtyard to the rear is accessed via French doors from the main living space.

The barns are situated adjacent to a working arable farm. 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. To ensure further comfort, the fence that borders the lawns at Barns 3 & 4 is constructed with acoustic fencing.

Holiday Let Opportunity

Projected Annual Income: £41,358

Projected Occupancy: 28 weeks

Sleeping: 6 in 3 Bedrooms

3 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 £1,775. Over 28 weeks spread out over the year the potential income is £41,358. Norfolk Hideaways and other local agencies are able to provide fully managed services if required.

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

EPC: C

Viewing: Strictly by appointment with Big Skies Estates

There is a builder’s warranty and a variety of manufacturers warranties in place. Please enquire for further details.

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