LITTLETON FARM, SAHAM TONEY GUIDE £895,000 Property and Business Consultants | brown-co.com

Littleton Farm Cley Lane, Saham Toney, , IP25 7HE Equestrian property including contemporary farmhouse with 4/5 main bedrooms, outbuildings including indoor school with 12 loose boxes, barns and garage. Post and rail paddocks. In all around 10.7 acres, subject to survey. Private rural setting about 22 miles from and some 1½ miles from Watton in south-west Norfolk.

DESCRIPTION Littleton Farm comprises a delightful detached contemporary property in a rural position including equestrian facilities and adjoining outbuildings.

The property comes to the market for the first time in about 30 years and the whole will be of great interest to a variety of buyers looking to acquire a first class home. The house offers well arranged, flexible accommodation with entrance hall, dining room, kitchen/breakfast room, utility room, sitting room and one bedroom annexe on the ground floor, three bedrooms on the first floor and two further rooms on the second floor. The annexe could be used for a number of purposes: as further bedroom accommodation, as a separate annexe for a relative or to derive an income.

Any buyer will want to carry out some improvement to the property but it is ready for immediate occupation and centrally situated within the grounds.

LOCATION Littleton Farm is situated in south-west Norfolk, about 22 miles from Norwich on the edge of the village of Saham Toney, being about 1½ miles from Watton with its local shopping and transport facilities. is about 8 miles away and there is easy access to communication routes, including the A47 and A11 trunk roads connecting the property with Thetford and beyond. There is also easy access to the coast and the beaches that make Norfolk so well known. There is a good network of bridleways in this delightful area of the countryside. Hunting takes place with the West Norfolk Foxhounds and the Dunston Harriers and there are thriving and West Norfolk pony clubs with plenty of opportunities for events, hunter trials and shows throughout the year within Norfolk. DIRECTIONS This annexe area is currently used in conjunction with the Proceed out of Norwich on the Watton Road and carry on main house as bedroom accommodation and separate study through Hingham and Watton. Travel through Watton and area but could easily be adapted as a separate annexe or for just before the end of the village turn right into Cley Lane. AirBnB or for other purposes. It is an important extra portion Continue along this lane and Littleton Farm will be seen on of the property. the left hand side. On the First Floor:- ACCOMMODATION LANDING Doors to bedrooms and family bathroom. Stairs On the Ground Floor:- to second floor. Airing cupboard with hot water cylinder and slatted shelving. ENTRANCE HALL Door to dining hall and WC. FAMILY BATHROOM Window to side. Bath unit. Low level CLOAKROOM Low level WC. Wash hand basin. Radiator. WC. Pedestal wash hand basin.

DINING ROOM Stairs to first floor. Windows to front and BEDROOM 1 A double bedroom with window to rear. Door side. Door through to kitchen and sitting room. Radiator. to en-suite bathroom. Built-in cupboards with hanging and storage space and side dressing cupboard. KITCHEN/BREAKFAST ROOM Windows to side and rear. Door to side hall/utility area. Range of matching low level EN-SUITE BATHROOM Corner bath. Low level WC. Wash and wall mounted cupboards and drawer units including hand basin. double drainer sink unit. Space for fridge. Wall mounted cabinets. Double oven aga. Space for kitchen table. BEDROOM 2 A double bedroom with windows to front and rear. Built-in cupboards with hanging and storage space. SIDE HALL/UTILITY ROOM Situated off the kitchen with windows to front and side and door to rear garden. Square BEDROOM 3 A small double bedroom with window to rear. tiled floor covering. Space for hanging coats and general Radiator. storage. Built-in low level cupboard with stainless steel sink unit. On the Second Floor:-

SITTING ROOM Approached from the dining room with LANDING Doors to attic rooms. window to front and rear and sliding door to terrace. Central fireplace with wood burning stove. Radiator. Built-in corner ATTIC ROOM 1 Velux windows to rear. Radiator. Corner cabinet with low level cupboards beneath. Radiators. Door cupboards. to annexe area. ATTIC ROOM 2 Velux window to front. ANNEXE AREA

Side Hall Situated off the sitting room with doors to further OUTSIDE accommodation. The property is approached via a drive from Cley Lane which leads past the equestrian facilities to an inner courtyard area Bedroom A double bedroom with window to front. with garaging and buildings adjoining the house. Radiator. Sliding door to en-suite facilities. The grounds around the house are delightful, being divided En-Suite Bathroom High level window to front. Bath unit into a number of paddocks with post and rail fencing and with tiled surround and shower attachment. Vanity unit. Low there is a small inner garden around Littleton Farmhouse level WC. Towel rail. itself. Privacy is a major factor and the tranquil setting will be of great interest to buyers looking to acquire a home in Study/Bedroom 5 Window to rear. Sliding doors to a peaceful location. terrace. Wall mounted shelving. Radiator. Power points. Built-in cupboards either side of the entrance area. THE EQUESTRIAN FACILITIES These include two easily maintained stable yards with large Utility Room Double door to side of property. Airing indoor school and all the stables/loose boxes are fully lit, cupboard with hot water cylinder. Hatch to roof space with water connection and easy access to the partially railed above. Wall mounted Vaillant boiler. Various built-in low paddocks and landscaped grounds which are enhanced by level cupboards. Space for freezer. This room could easily spinneys and mature trees, adding to the attractive be adapted as a kitchen if required. appearance of this most manageable equestrian centre/ stud. TIMBER BARN, (39’x 19’) with loose boxes to the rear, water and electricity connected, concrete floor and of timber construction. Pitched roof. Located to the left of the drive when approaching the property. THE STABLE YARD adjoins here with four further loose boxes/stables with open fronted single storey store constructed of concrete block and timber, with pitched roof, electricity connected, concrete base with feed troughs. Suitable for a number of purposes.

THE INDOOR ARENA/STORE, (90’ x 42’) is approached from the stable yard and having a pitched roof with timber slatted cladding and concrete base, electricity connected and water supply.

Closer to the house there is a further stable block of four loose boxes each with concrete floors with water connected, hay racks and feed store, with power connected.

THE BARN, (40’ x 20’) adjoins the garage area and is presently used as garaging with the bottom portion leading out into the paddocks and used for stabling, including feeding rack.

The garage area adjoining the house includes two garages with central stable.

The whole will be of great interest to buyers looking to acquire an equestrian centre or for other purposes.

OVERAGE PROVISIONS It is the intention of the vendors to impose overage on some of the land fronting onto Cley Lane.

SERVICES Mains water and electricity are connected. Private drainage system. No mains gas. Calor gas central heating.

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AGENT’S NOTES: (1) The photographs shown in this brochure have been taken with a camera using a wide angle lens and therefore interested parties are advised to check the room measurements prior to arranging a viewing. (2) Intending buyers will be asked to produce original Identity Documentation and Proof of Address before solicitors are instructed.

Viewing strictly by prior appointment through the selling agents’ Norwich Office. Tel: 01603 629871

These particulars were prepared in June 2018. Ref. NRS6366.

IMPORTANT NOTICES Brown & Co for themselves and for the Vendors or Lessors of this Property give notice that: 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 constitute an offer or contract or any part of an offer or contract. 2. All descriptions, dimensions, references to condition and other items in these Particulars are given as a guide only and no responsibility is assumed by Brown & Co for the accuracy of individual items. Intending Purchasers or Lessees should not rely on them as statements or representations of fact and should satisfy themselves as to the correctness of each item by inspection or by making independent enquiries. In particular, dimensions of land, rooms or buildings should be checked. Metric/imperial conversions are approximate only. 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.

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