WATERFORD BARN NORTH ,

WATERFORD BARN, LOW ROAD, NORTH TUDDENHAM NORWICH, NORFOLK NR20 3DQ AT A GLANCE APPROX GROSS INTERNAL FLOOR AREA 3000 SQ FT 278.7 SQ METRES GROUND FLOOR - Reception Hall - Dining Room AN OUTSTANDING DETACHED BARN CONVERSION - Kitchen/Breakfast/Living Room WITH A SEPARATE ANNEXE, STANDING CENTRALLY - Conservatory IN BEAUTIFULLY LANDSCAPED GROUNDS EXTENDING - Two Bedrooms - En-Suite Shower Room TO APPROXIMATELY 2 ACRES IN A QUIET RURAL - Family Bathroom LOCATION AROUND 13 MILES FROM NORWICH FIRST FLOOR - Galleried Landing - Sitting Room - Master Bedroom - En-Suite Shower Room

ANNEXE - Sitting Room/Bedroom 4 - Bedroom 5 - En-Suite Shower Room

OUTSIDE - Grounds of Around 2 Acres - Parking for Numerous Vehicles - Double Bay Cart Lodge and Garage - Impressive Circular Patio - Orchard and Pond - Store Room

brown-co.com DESCRIPTION Waterford Barn comprises a delightful detached converted barn and the vendors have created a wonderful family home with character in abundance. The impressive reception hall, which is very light and airy with views over the front garden and rear courtyard has a staircase leading to a galleried landing/seating area with a lovely view over the front garden and providing access to a fabulous sitting room with vaulted ceiling and the master bedroom with en-suite. The reception hall provides access to the ground floor bedrooms and bathroom, a spacious dining room and kitchen/breakfast/ living room which is the hub of the home with access through to the conservatory, both having electric under floor heating.

The vendors have carried out a number of improvements over their period of occupation, including the kitchen which was designed and installed by Kestrel with integrated Miele appliances, new bathroom and en-suite facilities in the main property and there is also a two bay cart lodge with garage with parking for numerous vehicles. The property is in excellent decorative order throughout with the walls being painted with Farrow & Ball paint and floor tiles from Fired Earth. The barn and annexe benefit from a monitored alarm system, separate oil fired central heating systems and double glazed windows.

LOCATION North Tuddenham is situated in mid-Norfolk and the property is within easy reach of and , offering local shopping and transport facilities. The city of Norwich is easily accessible and the A47 trunk road is hub of the home with room to cook, dine and relax. The hand built within easy reach, linking in with the Norwich southern bypass and bespoke kitchen was designed and installed by Kestrel Kitchens. A11 as well. It offers excellent storage space, granite worktops, integrated Miele appliances including two fan assisted ovens, steam oven, GROUND FLOOR dual purpose warming drawer/slow cooker, induction hob with a The reception hall is a particularly impressive space with oak suspended extractor above, refrigerator, two freezers, dishwasher flooring, exposed brickwork and a wide staircase leading up to the and wine fridge. The island unit offers more storage space and a galleried landing/seating area below the beamed vaulted ceiling. breakfast bar. There is also a water softener and a hot water tap. The large windows ensure that this area is flooded with light and A stable door leads out to the rear courtyard and the marble tile floor a pleasant space to enjoy with views over the front garden, rear with electric underfloor heating extends through from the kitchen courtyard and grounds beyond. The spacious dining room also to the conservatory which is fully double glazed with electric roof features oak flooring and from here you will step down through a openings and looks out over the courtyard area. At the other end of door to the kitchen. More than just a kitchen, this large space is the the property, a hallway with oak flooring provides access to a double

brown-co.com bedroom with fitted wardrobes, an en-suite shower room and double doors leading out to the side garden. There is also a further bedroom and a fabulous family bathroom.

FIRST FLOOR The galleried landing/seating area is a super space just to sit quietly and enjoy the view over the grounds to the front of the property. The sitting room is another impressive space with cherry wood flooring, vaulted ceiling with exposed beams and an inglenook style fireplace with an oil fired burner. At the other end of the galleried landing id the master bedroom with view over farmland, built-in double wardrobes and an en-suite shower room with another power shower, mixer shower and rainhead fitting above. ANNEXE The detached annexe is a versatile space which could be used for a number of purposes. It offers well proportioned rooms including sitting room/fourth bedroom with wood flooring, two mezzanine storage areas and a range of fitted cupboards, one including plumbing for a washing machine. A connecting door leads through a large double bedroom with a fitted cupboard containing an oil fired boiler serving the radiators in the annexe and there is another mezzanine storage area. Jack & Jill doors from the bedroom and the sitting room lead to a shower room.

brown-co.com OUTSIDE The property is centrally situated on the plot which extends to The rear garden faces south as does the delightful enclosed around 2 acres. A 5-bar gate opens to a private driveway leading to courtyard between the property and the annexe which is well the side of the property to a gravelled parking area with space for stocked with a wide variety of shrubs with paved patio and barbecue numerous vehicles and a detached cart lodge style garage with open areas. A brick and tile outbuilding to the side of the property bay parking for two vehicles and a secure garage. contains the oil fired boiler for the main house. Large secure dry storage room. The gardens to the front and side of the property are predominantly lawned with established shrub beds and the rear garden has been beautifully landscaped with block pathways and an impressive large circular patio area. There is also a large pond and an orchard. brown-co.com SERVICES AGENT ’S NOTES: IMPORTANT NOTICES Mains electricity and water. Septic tank drainage. (1) The photographs shown in this brochure have been taken with a Brown & Co for themselves and for the Vendors or Lessors of this Property camera using a wide angle lens and therefore interested parties give notice that: DIRECTIONS are advised to check the room measurements prior to arranging 1. These particulars are intended to give a fair and accurate general outline only for the guidance of intending Purchasers or Lessees and they do not Proceed out of Norwich on the Dereham Road and at the roundabout a viewing. constitute an offer or contract or any part of an offer or contract. by Longwater Lane Business Park take the left exit, passing over the (2) Intending buyers will be asked to produce original Identity 2. All descriptions, dimensions, references to condition and other items southern bypass, and at the second roundabout take the last exit to Documentation and Proof of Address before solicitors are in these Particulars are given as a guide only and no responsibility is continue onto the A47 trunk road. Continue along the A47 for about instructed. assumed by Brown & Co for the accuracy of individual items. Intending 4 miles and take the left turn following signs for North Tuddenham. Purchasers or Lessees should not rely on them as statements or Branch left into Fox Lane, carry on along the road and then turn right VIEWING representations of fact and should satisfy themselves as to the into Low Road. Carry on along here into a ‘No Through Road’ and correctness of each item by inspection or by making independent Viewing strictly by prior appointment through the selling agents’ after a while the road bears round to the right and a sign is clearly enquiries. In particular, dimensions of land, rooms or buildings should be Norwich Office. Tel: 01603 629871 checked. Metric/imperial conversions are approximate only. shown saying Waterford Barn. Continue along the gravel drive leading up to the property. 3. Intending Purchasers or Lessees should make their own independent enquiries regarding use or past use of the property, necessary permissions for use and occupation, potential uses and any others matters affecting the property prior to purchase.

4. Brown & Co, and any person in its employ, does not have the authority, whether in these Particulars, during negotiations or otherwise, to make or give any representation or warranty relation to this property. No responsibility is taken by Brown & Co for any error, omission of mis- statement in these particulars.

5. No responsibility can be accepted for any costs or expenses incurred by intending Purchasers or Lessees in inspecting the property, making further enquiries or submitting offers for the Property. Any person inspecting the property does so entirely at their own risk.

6. All prices are quoted subject to contract and exclusive of VAT, except where otherwise stated.

7. In the case of agricultural property, intending purchasers should make their own independent enquiries with the RPA as to Single Payment Scheme eligibility of any land being sold or leased.

8. Brown & Co is the trading name of Brown & Co – Property and Business Consultants LLP. Registered Office: Granta Hall, Finkin Street, Grantham, Lincolnshire NG31 6QZ. Registered in and Wales. Registration Number OC302092.

9. These particulars were prepared in April 2019. Ref: NRS6559.

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES100005264). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. brown-co.com The Atrium, St George’s Street, Norwich, Norfolk NR3 1AB 01603 629871 | [email protected]