Ashwood Manor Narborough Road | | | PE32 1JD ASHWOOD MANOR

Business or Pleasure

An opportunity to either live in a spacious country house or to continue operating a readymade holiday letting business, the property benefits from approx. 9.5 acres (stms) of land with good equestrian facilities with leisure benefits such as a sizeable indoor swimming pool, gym and sauna.

(Accounts Available Upon Request)

• A Large Victorian Extended Norfolk Country House Set on the Edge of a Leafy Village • Approx. 9.5 Acres (subject to measured survey) of Gardens, Grounds, Pond and Fenced Paddocks • Attached Indoor Swimming Pool (13.5m x 7.3m), Changing Rooms & Sauna • The Property Lends Itself to Either a Single Residence or a Home with Income • The Owner Operated a Successful Holiday Let Business Generating a Significant Income (Accounts Available Upon Request) • Currently Divided into 3 Properties but Could Revert Back into a Substantial Home • The Main House: 4 Reception Rooms & 4 Bedrooms. Approx. Floor Area 6,060 sq. ft • The Cottage: 3 Reception Rooms & 5 Bedrooms. Approx. Floor Area 1,936 sq. ft. • The Annex: 1 Reception Room & 2 Bedrooms. Approx. Floor Area 892 sq. ft. • Equestrian: 8 Stables, Manege Plus 3 Field Shelters & Post & Rail Paddocks

It’s a fabulous place to live – there’s a Montessori just up the road where our children went to school, where there’s a nursery too, and five miles away in is the Sacred Heart Convent - and a Waitrose and Tesco! - in fact there are lots of secondary school options in the area” Country House Hotel to Family Home A substantial and handsome house - surprisingly and thankfully “We had our engagement party here thirty-seven years ago there are lots of secondary school options in the area. But one not listed - built around 1840, is set back from a very quiet when it was a hotel – little did we know it would belong to of the overwhelming benefits of this place is that we receive wooded lane in a secluded spot, on the edge of the little us seventeen years later!” smile the owners who have brought such a revenue from renting out the cottage, and the wing, for village of Narborough straddling the River Nar. The property up their family here, some of whom are still occupants in holiday lets. With the way it is laid out, we don’t even notice has been a much-loved family home for the last twenty years, the attached wing. “It’s a fabulous place to live – there’s a that anyone is there. The main part of the house is so large that its paddocks behind amounting to seven acres, the plot itself Montessori just up the road where our children went to school, that could also be divided into two self-contained dwellings if being nearer to ten, and it has adjoining accommodation which where there’s a nursery too, and five miles away in Swaffham is someone didn’t want to live in it as we have.” provides an income into six figures every year. the Sacred Heart Convent - and a Waitrose and Tesco! - in fact Endless Options window, and held back over the wide opening into the room. Outside, the equestrian facilities are superb, with extensive With the Georgian-style light sconces (used throughout paddocks, stabling and manege, which could also be rented the property) adding to the illuminations, the room is truly out whether to an individual or as livery, if someone wasn’t splendid. “It all looks amazing at Christmas – sometimes interested in having horses of their own. One might ponder we have thirty or forty people staying here and this house over turning the whole property into a leisure/educational really lends itself to grand-scale entertaining; the dining room, retreat with courses and/or treatments – or holding art, with the curtains drawn across, feels so cosy as if you are crafts, cooking or creative writing courses; having yoga, music completely cocooned,” enthuses the owner. or even riding retreats; it could be a venue for weddings, or large celebrations, a film set, or for business purposes such as Farmhouse-Style Kitchen conferences or training courses. Stepping into the kitchen from here, a large chequerboard of black and white ceramic tiles are the foundations for a Viewing A Must vast open plan kitchen which has room for a comfy sofa On arriving at Ashwood Manor, through sturdy brick gate and chairs around another roaring fire (this time in a cast pillars, there is plenty of choice for parking: a wide, sweeping, iron stove), a long scrubbed pine table and dining chairs to gravel, carriage drive has further space on the grass under one side, and the beautiful bespoke fitted kitchen behind trees. The house is cream-painted brick under a mass of slate the big island in the centre. The owner is a professional cook rooves edged in terracotta ridge tiles which complement the so storage and catering facilities are paramount: a cream, attractive Victorian brick soldier courses above every window four-oven, oil-fired Aga nestles in a white-tiled alcove, whilst and atop the enclosing walls. The solid timber, blue front door an abundance of wall and base-level timber units painted welcomes you in to the most wonderful space with views cream, line the walls. Worktops are in gleaming black granite, onto the sunny south facing garden and paddocks beyond. with solid timber on the island which incorporates a ceramic Photographs do not do this place justice – you need to visit hob and an electric oven below. A butler sink sits under the to appreciate the space, light, quality of build and decoration, window over the garden, whilst another, round stainless steel and the warm and homely atmosphere! one, sits in the island. A fridge and freezer are integrated, and there is space under the counter for the owners’ dishwasher. The owners did a vast amount of work on Ashwood Manor when they first came here including having it completely French doors open from the kitchen into a timber-floored rewired, re-plumbed, damp-proofed, and the roof totally conservatory which projects into the south-facing garden, overhauled with new leadwork. Windows are all timber which has been the perfect place for young children to play framed and double-glazed. They also added the extension whilst the cook is busy in the kitchen, or for anyone wishing with the pool; everything has been well maintained so it is in to relax and enjoy the panoramic views of the garden. exceptionally good order. More double doors open onto a paved terrace – perfect for alfresco dining - which stretches across the back of Sumptuous Decor the house. This links with a veranda which has its original Underfoot, in the inner reception hall are laid the original terracotta quarry tiles in remarkably good condition, and a herringbone-pattern oak parquet tiles which stretch through sloping slate roof supported on pillars, to provide protection into the fabulous dining room where a roaring fire is in the from direct sunlight or the elements. grate and a large dining table easily sits in the middle under It all looks amazing at Christmas – sometimes we the sparkling chandelier and ceiling rose. The robust fireplace Before reaching the grand reception room at the western is Adams’ style, the ceiling is high, and cornices, dado rail and end of the house, you pass a door into another reception have thirty or forty people staying here and this house skirtings are of generous proportions. The walls are papered room. With a large window over the garden and a fireplace, really lends itself to grand-scale entertaining; the dining room, in a rich and sumptuous Colefax and Fowler red and gold it makes a lovely informal sitting room but would also work with the curtains drawn across, feels so cosy as if you are paper, which have co-ordinating plush thermally-lined well as a study; it is decorated in neutrals: mushroom- completely cocooned” curtains and pelmets with bullion fringing, at the huge bay coloured Laura Ashley papers such as broad stripes up to the dado rail and a flowing arabesque-style pattern above, is a theme running through much of the property creating an appealing unity. “We’ve chosen high quality paints, such as Farrow & Ball, and wallpapers and fabrics such as Colefax & Fowler and Laura Ashley throughout the entire house, the cottage and wing included,” states the owner.

Magnificent Reception Room Moving on along the wide hallway, the magnificent main reception room is at the end. An L-shaped room with a pair of rather splendid Ionic columns at the sides, it is flooded with light as with all the rooms, windows overlooking the garden to the south and west. French doors open onto the south-facing terrace, ideal for summer entertaining. A grand piano and a number of large sofas are easily accommodated in the space. The wall to wall cream carpet layered with the owners’ Persian rugs, more rich red and gold paper in the panelled walls, and swags of luxurious curtains combined with a roaring fire create a warmth and cosiness despite the size of the room.

Spectacular Leisure Area Back in the hall, to the right of the reception room is a door leading past a shower room and a utility room (a laundry room is conveniently positioned in the main hub of the house), and on to a fabulous leisure area where the pool, hot tub, sauna, showers, changing and exercise rooms are situated. There are even gents’ and ladies’ separate changing areas! This section of the property was added by the current owners and is in tip top order, with a brand new hot tub installed very recently. The beautiful heated pool, 28 x 14 feet, has a depth from 1 to 1.7 metres. The tongue and groove clad vaulted ceiling with exposed timber trusses and the French doors and glazing onto the garden to the south make this a spectacular space. Surrounding tiles which extend throughout this area are non-slip. South Facing Bedrooms The layout of the house has been exceptionally well considered so that all the reception rooms and bedrooms have a southern aspect. The four bedrooms in the main house, all large and all with en suites, lead off a generous carpeted landing at the top of the main staircase which has a grand stairwell that turns with two half-landings and an arched window shedding light from the north. The master suite is, not surprisingly, a wonderful, spacious L-shaped room full of light and space, currently housing the owners’ four poster bed, and a sofa in front of a television. Not only is there an en suite but also a walk-in dressing room. Recently, a brand new en suite for one of the other bedrooms has been created by dispensing with the fifth bedroom; it is a light and airy lovely bathroom featuring high quality fixtures and fittings such as a roll-top bath with ball and claw feet. THE COTTAGE THE COTTAGE

One of the overwhelming benefits of this place is that we receive such a revenue from renting out the cottage, and the wing, for holiday lets” ANNEX ANNEX

Superb Holiday Lets kitchen, and a shower room with lavatory and washbasin. The Wing where you find a generously-sized reception room, a At the other end of the property you find the two beautifully south-facing garden room is glazed on two sides and has a fitted kitchen beyond, and a shower room and lavatory under furnished and decorated annexes, both of which have been door opening onto its own garden divided off by plant-clad the stairs. Above, are two very good-sized bedrooms, one with very successful holiday lets with many repeat bookings, which screening hidden from the main property. On the other side, an en suite, off a landing with rooflights as the accommodation are generally taken up every week of the year. Ashwood Manor an enclosed gravelled courtyard has gates to the drive, and partially occupies the roofspace. This is the oldest part of the Cottage provides extensive accommodation: a total of five connects with the abutting paved courtyard for the annex or whole property. bedrooms, three with en suites, one of which is downstairs, ‘Wing’ of Ashwood Manor. useful for elderly visitors. Also on the ground floor, there is a It cannot be stressed how exceptionally well fitted, equipped light and spacious reception room with a multi-fuel burner in The annex is again, a separate, self-contained dwelling, although and decorated the holiday lets are; together with the leisure the fireplace, separate formal dining room, garden room for both the cottage and this have doors connecting with the main facilities and the closeness to the Norfolk coast, it is no wonder informal dining, a good-sized, well-equipped, bespoke fitted house. A pretty, gothic-arched entrance door leads into the they are always fully booked. SWIMMING POOL OUTSIDE

The Grounds and Equestrian Facilities The paddocks are enclosed and divided up with post and rail the owner. “And it is only about fifteen miles to the coast, a back The grounds of Ashwood Manor equal the stature of the house. fencing and include three field shelters, with the black-stained route past Sandringham swiftly takes you to Snettisham and A lawn at the south-facing back stretches across the whole timber stable block consisting of eight stables with rubber matting Heacham, then Hunstanton and Holme, where there are lots of width of the property and beyond, and is bordered behind by a floors, two tack rooms, and hay and equipment stores. The bird reserves and, of course, miles of beautiful sandy beaches.” beautiful, large pond stocked with fish, mainly crucian carp, edged L-shape has recently been created by the addition of stables and Good road links are to Norwich and the East on the A47, and with mature trees such as an oak and a horse chestnut, which stores. The manege behind, is larger than a standard one providing to the West, North and South where it meets the A17 and the forms an enchanting wonderful vista from every window of the plenty of room for jumping practice, as well as for dressage. It A10 at Kings Lynn 10 miles away. Train stations to London King’s house. Behind this are the paddocks and manege with the stable has recently had a new topping of Flexiride, an all-in-one surface Cross are at King’s Lynn 10 miles away, Watlington 11 miles, and block visible to one side. A timber dog kennel stands to the designed to provide all weather use. Downham Market 13 miles (also with lines to Peterborough, and western side of the house near the pool extension. The grounds Stansted Airport). are surrounded entirely by trees, a mix of evergreens and Good Location deciduous, which make the place extremely private and sheltered “The River Nar runs along the back of our boundary which is too. lovely to walk along, and great for exercising the dogs,” informs EQUESTRIAN FACILITIES Floorplan Agents Notes

Additional Information EPC - Ashwood Manor LOCAL AUTHORITY: King’s Lynn and West Norfolk Borough Council

COUNCIL TAX BAND:

AGENTS NOTES: Mains Electricity and Water, Oil Fired Central Heating and Treatment Plant

The agents confirm that some photos may be digitally enhanced for aesthetic presentation and are in no way intended to mislead interested parties.

These particulars, whilst believed to be accurate, are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in the employment of Fine & Country or Norfolk Country Properties has the authority to make or give any representation or warranty in respect of the property.

We would also point out that we have not tested any of the appliances and purchasers should make their own enquiries to the relevant authorities regarding the connection of any services.

The floor plans are for illustration purposes only. All measurements: walls, doors, window fittings and appliances and their sizes and locations are shown conventionally and are approximate only and cannot be regarded as being a representation either by the seller or his agent. © Unauthorised reproduction prohibited.

Norfolk Country Properties. Registered in and Wales No. 06777456. Registered Office - 15B Regatta Quay, Key Street, Ipswich, IP4 1FH copyright © 2018 Fine & Country Ltd. On The Doorstep... How Far Is It To?...

Norfolk Coast - approx. 16 miles away

Downham Market - approx. 12 miles away Sandringham - approx. 12 miles away Norwich - approx. 37 miles away Location Postcode for satellite navigation: PE32 1JD

On The Doorstep... How Far Is It To... Directions Pentney is a small rural hamlet surrounded by woodland, Pentley lies approximately 7 miles from the market town From the Hardwick roundabout at Kings Lynn proceed in an close to the River Nar, with the benefit of an attractive village of Swaffham, which has a good range of local facilities and easterly direction along the A47 by passing North Runcton, church, playing field and Pentney Lakes. In close proximity is amenities including a Waitrose supermarket. Further facilities Middleton, East Winch and West Bilney. Having passed West the village of Narborough with trout hatchery, post office. A can be found at Kings Lynn (10 miles), which also has an Bilney proceed along the A47 for another three miles before nature reserve owned by Norfolk Wildlife Trust is close by excellent railway link to London Kings Cross with a fastest turning right onto Main Road towards Narborough. Follow along a disused railway line and whilst the Priors of Pentney journey time of 1 hour 40 minutes. Norwich, the cathedral this road and then turn right onto Pentney Road and proceed are long gone, their vocation of hospitality lives on, while the city and regional centre of East Anglia, is approximately 30 along the lane which becomes Narborough Road. After Abbey hosts many functions, including “Medieval Banquets”. miles distant and has a thriving cultural and historic centre and Pentney village sign Ashwood Manor will immediately be on A broader range of facilities can be found not far away at international airport to the north of the city with international your left. Swaffham (now of television’s Kingdom fame) including a flights via Schipol. The North Norfolk coast, with its renowned Waitrose supermarket and Downham Market approximately sandy beaches, bird reserves and excellent sailing, are within 12 miles away with its direct line rail station to London Kings easy reach. Cross (1hr 30 mins approx) To arrange a viewing of this property please contact

North & West Norfolk King’s Lynn Innovation Centre, Innovation Drive, King’s Lynn, Norfolk PE30 5BY Tel: 01553 769 100 www.fineandcountry.com

If you have been thinking of selling and getting nowhere fast then the first move you should make is to contact an agent who can deliver outstanding results. Here at Fine & Country we know that our unique approach to selling houses works. For more information on any of the services Fine & Country can offer, please call 01553 769 100 and speak to Jan von Draczek at our North & West Norfolk office.

© All rights reserved by Norfolk Country Properties Ltd for the World outside the UK. Any unauthorised copying or publishing of either the words or photographs contained in this brochure will constitute an infringement of the copyright. Fine & Country Tel: +44 (0) 1553 769 100 [email protected] King’s Lynn Innovation Centre, Innovation Drive, King’s Lynn, Norfolk, PE30 5BY