WONDERFULLY POSITIONED BARN WITH FINE VIEWS SET IN 2.15 ACRES (EST)

BROOK VALE BARN WHINBURGH, WONDERFULLY POSITIONED BARN WITH FINE VIEWS SET IN 2.15 ACRES (EST). BROOK VALE BARN WHINBURGH, NORFOLK, NR19 1QW

Entrance hall w kitchen/sitting/dining area w sitting room w dining room w reception room w study/reception area w utility w WC wmaster bedroom with en-suite bath/shower room w 4 further bedrooms w 2 family bath/shower rooms w storage w courtyard w mature gardens w kitchen garden w greenhouse in all 2.15 acres (est). w EPC rating = C

Dereham: 3 miles, : 8 miles, : 15 miles. The Property Brook Vale Barn is a wonderfully positioned barn conversion, enjoying a peaceful location in an elevated setting with fine views of surrounding countryside. The barn is immaculately presented with well-arranged accommodation throughout, including an impressive kitchen/breakfast sitting room at the centre of the house and a master bedroom with en-suite bath/shower room. Unlike many barn conversions, Brook Vale Barn has the benefit of light and airy open plan living yet with four further reception rooms providing more private space. The bespoke kitchen, open plan to a sitting and breakfast area, is complete with Aga, Neff appliances and wine cooler, with floor to ceiling windows and double doors out to the south facing terrace and the large courtyard at the rear. Also on the ground floor is a large dining room, a further reception room with external door to the courtyard, a useful study/reception area and a charming sitting room with wood burner. A well fitted utility with integral freezers is conveniently located off the entrance hall and with access to the courtyard. The bedrooms are all on the first floor, with an impressive master bedroom with en-suite bath/shower room, four further bedrooms off a central landing and two family bath/shower rooms. The barn benefits from underfloor heating to the ground floor with plenty of natural light throughout.

Outside The house is approached from the west, with a lovely approach sweeping up to a parking and turning area to the south with oak sleeper steps up to the house. There is an additional vehicular access leading through to the courtyard.

The extensive gardens and grounds are predominantly to the south and south-east of the house, and mainly laid to lawn sweeping down to a beck on the southernmost boundary. The boundaries are partly hedged and post and railed, with the lawn continuing to the east of the house where there is an enclosed area of kitchen garden, with fruit cage, potting shed and raised beds. To the south of the house is a paved terrace leading to a decked terrace, ideal for outside dining. Behind the house is a substantial courtyard, landscaped with paved terrace, well stocked flower bed, and raised decking providing a further outdoor seating area. Within the courtyard is a useful storage room, with wood shed and carport. The gardens see plenty of wildlife including deer, barn owls, egrets and other species.

Situation Brook Vale Barn is situated just outside the small village of Whinburgh, along a farm track, conveniently located in central Norfolk and complete with public house. The village has a vibrant community with annual dog show, flower show and music festival with a network of footpaths across the surrounding countryside. The neighbouring villages of and Yaxham provide primary education, with a farm shop and cafe in Yaxham. The market town of is 3 miles to the north, with excellent shopping, banking and transport facilities alongside leisure facilities such as a golf course, and state education for all age groups. Norwich, the cathedral city and regional centre of East Anglia, offers renowned private and state education, a thriving retail sector as well as cultural and leisure facilities to suit most tastes. The city also provides a mainline rail service to London Liverpool Street, and an International Airport. The popular town of Wymondham is 8 miles from the property, with a train service to Norwich and Cambridge, and Waitrose supermarket.

Directions Leave Norwich on the A47 to Dereham. Take the slip road to Dereham and at the roundabout take the second exit signed to Yaxham (Yaxham Road). Continue into the village of Yaxham and take the second right hand turning signed to Wymondham/Garvestone/Whinburgh (B1135). Upon entering Whinburgh take the first right hand turning after 'The Mustard Pot' into Shop Street. Follow this road through the village, and fork right into Church Road, and at the sharp right hand bend continue straight ahead onto a farm track. Proceed past a set of barns on the left and continue round a left hand bend and then a right hand bend. After about 100 yards the entrance to Brook Vale Barn will be found on the left, please use the second entrance past the barn. The Postcode for the property is NR19 1QW. Services Mains water and electricity, private drainage, oil fired central heating and Aga. Local Authority Council Fixtures & Fittings All fixtures and fittings including fitted carpets and blinds are specifically excluded from the sale, but may be available in addition, subject to separate negotiation. Energy Performance A copy of the full Energy Performance Certificate is available upon request. Viewings Strictly by appointment with Savills. If there is any point which is of particular importance to you, we invite you to discuss this with us, especially before you travel to view the property. Main House gross internal area = 3,588 sq ft / 333 sq m Storage & External Room gross internal area = 353 sq ft / 33 sq m Total gross internal area = 3,941 sq ft / 366 sq m

Storage 4.55 x 3.66 Galleried 14'11" x 12'0" Bedroom 3 3.39 x 3.05 Area 5.21 x 2.86 11'1" x 10'0" 17'1" x 9'5" Master Bedroom 6.03 x 4.67 19'9" x 15'4" 4.94 x 3.13 Galleried Bedroom 2 Bedroom 4 16'2" x 10'3" Galleried Area Bedroom 5 Lower 6.64 x 2.91 Area 3.60 x 2.98 3.45 x 2.98 Level 21'9" x 9'7" 11'10" x 9'9" 11'4" x 9'9"

Reception Room 4.39 x 3.59 First Floor 14'5" x 11'9"

Utility 3.54 x 2.94 Kitchen 11'7" x 9'8" Sitting/Dining Area Study/ Dining Room Sitting Room 6.01 x 5.36 10.57 x 6.04 Reception Area 34'8" x 19'10" 6.87 x 3.22 5.97 x 4.77 19'9" x 17'7" 19'7" x 15'8" 22'6" x 10'7"

Entrance Hall

Ground Floor FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height Savills Norwich © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8344191/DKF [email protected] 01603 229229

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. 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, savills.co.uk equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 180607BR