Water Hall Wighton Water Hall Wighton

An exceptional seven bedroom family home in the Stiffkey Valley

First floor: Master bedroom with adjoining bathroom and ‘his and hers’ dressing rooms Guest bedroom with adjoining bathroom

Second floor: Two bedrooms with adjoining bathrooms EPC rating = E

Water Hall Cottage Ground floor: Kitchen | Sitting room First floor: Bedroom | Bathroom EPC rating = F

Annexe: Kitchen | Bedroom | Bathroom

Outside Traditional Norfolk barn with planning consent for conversion to 5 bedroom dwelling Heated swimming pool | Pool house with bar, WC and shower | Tennis court Formal and informal gardens | River frontage | Summer house

In all 5.5 acres (est)

Wells-next-the-Sea 3 miles Holkham 5 miles Burnham Market 7 miles Outside The property is approached from the north, through electric wooden gates between a brick and flint wall, and onto a gravelled tree lined drive, sweeping through the grounds, passing the barn, tennis court and cottage until reaching the large gravelled parking and turning area adjoining the garaging and house. The outstanding gardens and grounds are a particularly attractive feature of the property and are arranged as follows; the main lawns are to the south and west of the main house, with a large expanse stretching away to the boundary and the River Stiffkey meandering along the entire western boundary. An octagonal summer house is situated on the river’s edge with fine views of the river valley and gardens. A terrace adjoins the house to the south and west, with delightful seating area perfect for outside dining, and with an assortment of climbing roses trained to the house. To the west of the house is a wonderful cutting garden, of well The Property stocked raised beds, and enclosed by a brick and flint wall and Water Hall is an exceptional family home, enjoying a wonderfully private and peaceful setting distinctive serpentine hornbeam hedge. This leads through to an enclosed kitchen garden. The informal gardens are to the north, within the Stiffkey Valley, with the River Stiffkey meandering along the western boundary and with comprising a large area of lawn and en-tout-cas tennis court. fine views across the water meadows and the delightful 5.5 acres (est) of gardens and grounds. Further to the north is another lawned area with wildflower meadow adjoining the barn. Throughout the grounds are The extensive property, set at the end of a long drive, includes a The superb family living area comprises an open plan bespoke fine specimen trees including copper beech, oak, horse detached cottage, annexe, garage block with games room and studio kitchen with four oven Aga, breakfast area and sitting area with open chestnut and willow. above and a traditional Norfolk barn with planning consent for fireplace, with vaulted ceiling and French doors out to the south and conversion to a five bedroom dwelling. west facing terrace. An inner hall leads on to an impressive dining room, again with French doors to the south, a sitting room with Over the past 15 years the property has been the subject of a fireplace, an entrance hall and a charming dual aspect drawing room. thorough and sympathetic programme of restoration, renovation There are further associated rooms such as a pantry off the kitchen, and extension alongside landscaping of the gardens, the creation of a large utility room, a study and three WCs. an impressive walled garden housing the swimming pool and pool house, and the substantial garaging adjoining the house. All works There are four bedrooms at the core of the house, over two floors have been carried out to a high standard, with renowned tradesmen and all with en-suite bathrooms. The excellent master bedroom also and designers involved both on the buildings and gardens. enjoys dressing areas and its own separate staircase from the ground floor sitting area. All bedrooms enjoy fantastic views of the gardens The main house, with a most attractive south facade, is constructed and water meadows beyond. of brick and flint under a pantile roof, and enjoys elegant and well proportioned rooms over three floors with carefully arranged accommodation. Pool Complex The Barn Situated to the north of the house, in a glorious south and Positioned at the opposite end of the drive to southwest facing position, is the most impressive pool complex the main house is a wonderful late 18th century entirely enclosed by a brick and flint wall. This substantial area Grade II listed Norfolk barn. The barn has been is paved, with a centrally positioned swimming pool, and steps restored, including the roof, and planning consent leading up to a raised terrace providing a seating and outside was granted for the conversion of the barn to a five dining area complete with fireplace. The pool house adjoins the bedroom residential dwelling under North Norfolk terrace with a bar, kitchenette, WC and shower. planning reference; PF/11/1270. This consent has been activated.

Water Hall Cottage & Annexe The charming Water Hall Cottage is separate to the house and adjoins the pool area. Traditionally constructed of brick and flint, this pretty dwelling has a kitchen and sitting room with fireplace on the ground floor, with a bedroom and bathroom on the first floor. The cottage is perfect for staying guests or staff, or could provide a useful income as a holiday let. The traditionally built annexe adjoins the house to the north and could be incorporated within the main house. The annexe has a well fitted kitchen, bedroom and bathroom.

Garage Block Adjoining the house to the north, and linked from the utility room of the main house via a covered walkway, is the substantial garage building of traditional construction. On the ground floor are three bays of open fronted garaging, a large store room (21’ x 17’6”), a wine store and an enclosed garage. A set of stairs lead up to the converted loft space complete with attractive dormer windows providing natural light. The space is divided into two large rooms suitable for a variety of uses, with a games room (25’4” x 14’) and a large living area/ studio with kitchenette (39’4” x 13’4”) and complete with a WC. Situation Directions Water Hall is situated on the edge of the Leave Fakenham on the B1105 following signs to Walsingham. Continue through the centre of Walsingham, turning right at popular North Norfolk village of Wighton, the next T-junction signed to Wighton and Wells, and bear left in an area of unspoilt and undulating at the next junction to join the Wells Road. Follow this road and countryside between the historic village upon entering Wighton, turn right signed ‘Binham and Holt’. Follow the road through the village, over the bridge and after a of Walsingham and the coastal town of short distance the entrance to Water Hall is on the right, signed Wells-next-the-Sea. and with wooden electric gates framed by brick and flint wall. The postcode for the property is NR23 1PB. The village has a pub, The Carpenters Arms, and has a good network of local footpaths over the surrounding countryside. The house is a short drive to the thriving town of Wells- Services next-the-Sea, famous for its quay with iconic granary Mains water and electricity and oil fired central heating. building and long sweeping beach, complete with an array of colourful beach huts. The town enjoys independent shopping, galleries, and delicatessen and good pubs, notably Local Authority The Crown and The Globe, both of which are set on North Norfolk District Council The Buttlands, a tree lined green surrounded by attractive Water Hall: Band G Georgian and Victorian houses. There are also everyday Water Hall Cottage: Band A amenities including primary and secondary schools, doctor, dentist and library. The North Norfolk coast as a whole is an Area of Fixtures & Fittings Outstanding Natural Beauty, with fantastic sailing, a number All fixtures and fittings including fitted carpets and curtains of renowned bird reserves and miles of coastal paths over are specifically excluded from the sale, but may be available in creeks and marshes. Holkham beach is a short drive, and addition, subject to separate negotiation. the sought after village of Burnham Market is 7 miles to the west, famous for The Hoste, a luxury hotel and spa, and boutique shopping and café culture. Other leisure pursuits nearby include a number of links golf courses along the Viewing coast, notably the Royal West Norfolk at Brancaster, and Strictly by appointment with Savills. National Hunt horseracing at Fakenham. Water Hall Main House gross internal area = 5,418 sq ft / 504 sq m Cottage gross internal area = 470 sq ft / 44 sq m Garage Building & Store gross internal area = 2,143 sq ft / 199 sq m Barn gross internal area = 2,077 sq ft / 193 sq m Annexe gross internal area = 352 sq ft / 33 sq m Pool Room & Boiler Room gross internal area = 305 sq ft / 28 sq m Total gross internal area = 10,765 sq ft / 1,001 sq m

Seat Boiler Room 2.35 x 1.88 7'9" x 6'2" Drawing Room Entrance Hall Sitting Room F/P 9.70 x 4.78 4.78 x 4.54 5.76 x 5.54 18'11" x 18'2" Dining Room 31'10" x 15'8" 15'8" x 14'11" F/P 6.57 x 5.74 F/P 21'7" x 18'10" Bedroom F/P 4.69 x 3.08 Sitting Area 15'5" x 10'1" Seat

Ground Floor Sitting Room 5.04 x 3.09 Bar 16'6" x 10'2" Hall 14.03 x 9.55 Breakfast 4.67 x 4.20 46'0" x 31'4" Area F/P Bedroom 15'4" x 13'9" 4.81 x 3.93 15'9" x 12'11" F/P Pool Room 5.20 x 3.32 Cottage Boiler 17'1" x 10'11" Pantry Kitchen Water Hall 3.99 x 3.03 Kitchen 3.09 x 1.67 Kitchen Study 10'2" x 5'6" First Floor 3.94 x 3.30 3.97 x 3.17 13'1" x 9'11" 12'11" x 10'10" 13'0" x 10'5" Cottage Ground Floor Annexe

Boiler Utility 4.91 x 3.70 16'1" x 12'2" Bedroom 1 Bedroom 2 7.43 x 4.53 5.75 x 4.37 24'5" x 14'10" 18'10" x 14'4" Covered Walkway

Seat Seat Seat Dressing Room Dressing Room Bedroom 7.71 x 4.27 25'4" x 14'0"

First Floor Seat Seat Garage 1 9.02 x 6.39 Barn 29'7" x 21'0" 22.86 x 12.12 75'0" x 39'9" Water Hall Cottage 5.34 x 1.87 Eaves 17'6" x 6'2" Store

Living Area 12.00 x 4.07 39'4" x 13'4" Kitchen

Garage 2 Store 5.40 x 4.25 6.41 x 5.33 17'9" x 13'11" 21'0" x 17'6" Bedroom 4 Bedroom 3 4.07 x 3.40 4.07 x 4.01 13'4" x 11'2" 13'4" x 13'2" Floor Above Garage

FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. Second Floor The position & size of doors, windows, appliances and other features are approximate only. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, images and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, Denotes restricted head height equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8212047/CPP Savills Norwich [email protected] Tel: +44 (0) 1603 229229