The Rectory, Catfield, Norfolk The Rectory, Catfield, Norfolk Broads, NR29 5DB A beautifully presented modern and detached Rectory with elegant gardens situated on the outskirts of a rural Norfolk Broads village

Stalham 3.5 miles, Coast 7 miles, Wroxham 10 miles, Norwich 16 miles

Ground Floor: Entrance hall | Reception room Piano room | Dining room | Kitchen/Breakfast room | Conservatory | Snug | Utility room

First Floor: Landing | Principal bedroom with dressing room and en suite bathroom | Double bedroom with en suite shower room | Two further double bedrooms | Family bathroom

Outside: Terrace | Gardens | Pond | Gravel driveway | Summer house | Shed

EPC - D

In all about 0.51 acres

The Property The Rectory is a beautifully presented modern and detached house situated adjacent to the Parish Church on one side and rural country fields on the other, in total peace and privacy. The current owners carried out a major renovation of the property five years ago to deliver outstanding flexible accommodation that has been finished to an exacting standard with bright interiors. Inside, a welcoming entrance hall with block parquet flooring leads through to a selection of south facing semi- open plan reception rooms all with French doors or bifolding doors out onto a large terrace overlooking charming landscaped gardens. These rooms consist of sitting room, piano room, breakfast room with kitchen and snug. The kitchen is spacious and contemporary with two-oven Aga, quartz island unit and Karndean durable flooring. The property also enjoys a separate formal dining room, conservatory, large utility room and guest WC. Upstairs, there is a stunning dual aspect master bedroom suite with walk in dressing room, twin sinks, free-standing bath and large rain shower. There are a further three double bedrooms all enjoying southerly aspects over the garden, two of which are currently used as home studio/office and one with a luxury en suite shower room. In addition there is also a modern family bathroom with separate shower unit.

Outside, the property enjoys a wonderful garden setting with large evening terrace set beneath the neighbouring Parish Church, which juxtaposed with natural birdsong provides a divine atmosphere. Lawn gardens with central water feature meander to the west with shrub and hedge borders with a splattering of broadleaf and coniferous trees, which continue through to the front gardens. The property is approached through brick pillars with five bar gate onto a large gravel driveway with parking for numerous vehicles. The gardens also enjoy elegant outside lighting as well as a large garden shed with electricity.

Location The Rectory is situated in the Norfolk Broads village of Catfield located between the villages of Hickling, Sutton, Ludham and Potter Heigham, all of which provide a range of local amenities including supermarket, schools, surgeries, public houses and cafés. Catfield itself has a popular primary school, public house, village store with post office. The Norfolk Broads are easily accessible and provide 125 miles of waterways set in delightful countryside. The Cathedral City of Norwich, the regional centre is 16 miles to the south west and offers a comprehensive range of commercial entertainment, cultural amenities and excellent schooling. Norwich has a main Directions Kings Arms onto the High Street heading north. General railway station providing regular service to From Norwich, head north east on the Wroxham Follow this road for 1.7 miles and upon entering Services: Oil fired central heating, mains water London and Cambridge. On the North side of Road for 7 miles through Wroxham and into the 30mph zone take a left turn onto School and electricity, private drainage. the City is Norwich international Airport which Hoveton. At the double roundabout take a right Road. Drive past the primary school and church, Local Authority: North Norfolk District Council caters for both domestic and international flight turn onto the A1062 Horning Road signposted follow the left corner and The Rectory can be Fixtures and Fittings: Unless specifically destinations. to Potter Heigham. Follow this road through found on the left hand side. mentioned in these particulars, all fixtures Horning into Ludham and take a left turn by the and fittings are excluded from the sale of the freehold interest. Some items such as carpets, curtains, light fittings etc., may be available by separate negotiation if required. The Rectory, Catfield, Norfolk Broads, NR29 5DB Approximate Area = 2861 sq ft / 266 sq m Rights of Way, wayleaves and easements: The Outbuilding = 96 sq ft / 9 sq m property will be sold subject to all rights and Total = 2957 sq ft / 275 sq m private rights of way. Water, light, drainage Bedroom 2 For identification only - Not to scale 11'11 (3.63) x 11' (3.35) Principal Bedroom and other easements, quasi-easements and 16'1 (4.90) max x 14'8 (4.47) max wayleaves, all or any other like rights whether Bedroom 3 Bedroom 4 19'9 (6.02) 16'1 (4.90) x mentioned in these particulars or not. x 10'8 (3.25) 10'8 (3.25) max

Viewing: Strictly by appointment through Landing 20'2 (6.15) x 7'7 (2.31) Strutt & Parker.

Down Dressing Room 12'6 (3.81) x 6'1 (1.85) min FIRST FLOOR

Conservatory 20'7 (6.27) x 7'10 (2.39)

Snug Kitchen / 10'8 (3.25) Breakfast Room Piano Room x 8'8 (2.64) 19'9 (6.02) max 13'6 (4.11) x 16'8 (5.08) max x 11'10 (3.61) Reception Room 16'1 (4.90) x 15'3 (4.65)

Utility 10'8 (3.25) Hallway x 10'7 (3.23) max 13'7 (4.14) x 7'6 (2.29)

Up 12'7 (3.78) x 7'7 (2.31) Reproduced from the Ordnance Survey Mapping with the permission of the Controller Dining Room of Her Majesty’s Stationery Office. Crown 13'8 (4.17) Copyright (ES100018525). NOT TO SCALE GROUND FLOOR Entrance x 12'8 (3.86) Hall Norwich OUTBUILDING 4 Upper King Street, Norwich, Norfolk NR3 1HA Floor plan produced in accordance with RICS Property Measurement Standards incorporating International Property Measurement Standards (IPMS2 Residential). © 2021. 01603 617431 Produced for BNP Paribas Real Estate Advisory & Property Management UK Ltd (Sales). REF: 718073 [email protected] struttandparker.com @struttandparker /struttandparker IMPORTANT NOTICE Strutt & Parker gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker does not have any authority to 60 offices across England and Scotland, give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked including Prime Central London for you. Photographs taken April 2021. Particulars prepared April 2021. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited.