Cornflake Barn, Bluestone Road, South Creake, Fakenham, Norfolk

Offer Accepted - Guide Price £945,000

5 2 4

Property Description

The Property

Cornflake Barn is a superb Grade II listed Barn Conversion, tucked away on a quiet road in the popular village of South Creake.  The original barns date back to c. 1800 and were developed by renowned local barn specialist Michael McNamara in 2005.  Cornflake Barn has been home to the current owners since then and this is the first time it has been seen on the market.

The accommodation extends to over 3,700 square feet in total and is arranged over two floors.  The majority of the living space and bedrooms are on the ground floor, meaning that Cornflake offers great flexibility for owners and guests of all ages.

Originally a store for cereal crops, principally used to make breakfast cereal (hence 'Cornflake Barn'), the property forms a horseshoe shape around the central courtyard garden; which is cleverly arranged with mature potted shrubs and flowers to make a handsome and relatively low maintenance garden.  There are multiple sets of French doors leading from the living area and bedrooms out to the courtyard garden to the front and also the second courtyard to the side of the property, which means that the rooms are all flooded with light throughout.

On entering through the front door into the impressive sitting room, with a beautiful vaulted ceiling and central wood burning stove.  There are stairs leading up to the mezzanine floor which forms a galleried balcony over the room with a further snug/office/family room and bedroom with shower room upstairs.  To the rear of the sitting room are three sets of French doors leading out to a further courtyard garden, with a garden shed and currently housing a hot tub, BBQ and outdoor dining furniture.  The perfect spot to escape with a book and take some time out or to enjoy a meal outside.

Leading off the sitting room is the open plan kitchen / dining room which forms the central link to the property.  This is a lovely room, single storey vaulted ceiling with a fantastic feeling of space whilst retaining the cosy heart of the house feeling reserved for the kitchen.  There is space for a large family dining table and the kitchen is equipped with a two oven oil AGA that benefits from a clever eco burner to increase energy efficiency.  There are three sets of French doors all leading out to the courtyard garden to the front and bi-fold doors to the sitting room.  Just off the kitchen is a large utility room, great downstairs loo and large pantry / wine store.

Cornflake Barn offers amazing flexibility of accommodation with the four ground floor bedrooms occupying the two wings of the house, on either side of the kitchen and the sitting room.  The current master bedroom is off the kitchen.  A lovely large room with French doors to the front courtyard and a window to the rear with a pretty garden view to the church beyond.  There is a dressing room and recently remodelled en suite with both a bath and walk in shower.

The other three ground floor bedrooms are arranged off a corridor leading from the sitting room.  Two double bedrooms share a family shower room and the third bedroom could act as an alternative master bedroom with French doors out to the front courtyard and an en suite bathroom.

The fifth bedroom is found upstairs off the galleried mezzanine landing.  This area would make a great family room, with a snug / office / family room and a charming double bedroom with bathroom adjacent.

Outside

Cornflake Barn forms part of a development of four exclusive properties on Bluestone Road in South Creake.  Accessed over a shared gravelled driveway and parking area, Cornflake has a double garage and separate workshop with ample parking to the front of the garages and along the boundary wall to the front of the courtyard garden.

The front courtyard has been very cleverly planted to give a leafy, yet low maintenance garden that is a riot of colour in the summer months it is larger than it may appear at first, extending to around 1750 square feet.  There are tables and chairs in tucked away corners and the garden has been fitted with mains lighting to create a very elegant aspect in the evenings to enjoy either from the interior or whilst sitting out.

There is a second courtyard off the sitting room which is completely enclosed and private, extending down the side of the whole building it is 60 feet long and 12 feet wide (720 sq ft in total).  There is a garden shed, currently a hot tub & hammock, BBQ area and outside dining and seating furniture.

Both courtyard gardens have automatic irrigation systems fitted to ensure that plants thrive even when the owners are not in residence.

Holiday Let Opportunity

Holiday Let Income (potential) : up to £75,564 pa.

Occupancy (potential) : 20 - 25 weeks pa.

Sleeping: 10 in 5 bedrooms

Cornflake Barn has fantastic potential as a holiday let.  Large barn conversions are extremely popular with holiday makers in Norfolk and Cornflake is absolutely ideal for family groups, or two families on holiday with the large sociable spaces and two potential master bedrooms and the great family rooms upstairs with potential for a separate den for children or teenagers to have a bit of their own space.

The current owners have offered Cornflake as a Bed & Breakfast very successfully in the past utilising the bedrooms off the sitting room for this purpose, whilst retaining their own privacy with their bedroom off the kitchen.

Whilst the property has not been marketed as a holiday let before, Norfolk Hideaways have been to view the barn and have recommended that it should achieve around £3,600 per week in peak periods and that a likely occupancy level of 20 - 25 weeks over a full year is achievable.  

The Location

The pretty village of South Creake boasts a thriving local community, a children's play area, sports field and tennis courts. It also supports a fruit and veg stand supplied by local growers and the Creake Plant Centre.

The village pub has been closed for some time but rumour has it that it is under new ownership and there are hopes that a newly refurbished establishment will be opening in the village in the future.  The Jolly Farmers (about a mile away) in North Creake is a lovely pub and the renowned Duck Inn at Stanhoe is less than ten minutes drive away as are all the shops and restaurants in Burnham Market. The beaches at Wells-next-the-Sea, Holkham and Brancaster are all around 10 minutes by car.

There is also the fabulous Creake Abbey with its food hall, cafe, great hairdresser, shops and studios, just five minutes away. Creake Abbey also hosts an award winning farmers market on the first Saturday of every month amongst other events sprinkled throughout the year.

Other Information

Services: Electricity, Water, Mains Drains

Internet:  50 - 60 mbps 

Heating:  Oil fired central heating.  Underfloor downstairs, radiators upstairs.

EPC Exempt: Grade II Listed

Council Tax:  Kings Lynn and West Norfolk Council Band G

Viewings:  Strictly by appointment only with Big Skies Estates

Agents Note:  The curtains in the current master bedroom and front left downstairs bedroom are not included in the sale.  All other curtains, carpets, light fittings are included in the sale.  The Jacuzzi, sofas, beds & headboards could be available by separate negotiation.  

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.

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