Little Ellingham | PLEASED TO MEET YOU

“If you’re after a home with plenty of character, a welcoming feel and a place to unwind, this former farmhouse could well fit the bill and with space in abundance this is a real find. The generous plot offers all sorts of options, with useful outbuildings adding potential so real, while the peaceful location is another attraction, conveniently situated and sure to appeal!”

• An impressive Period Farmhouse, which stands in a generous 1.5 acre of Grounds and found to the Outskirts of the village of • Five Bedrooms; Three Bathrooms/Shower Rooms • Three Receptions • Spacious Breakfast Kitchen with Separate Utility • Traditional Range of Outbuildings • Formal Gardens; Area of Woodland; Orchard • Potential Paddock • The Accommodation extends to 2,648sq.ft • Energy Rating: D This farmhouse puts a tick in every box. Extended and renovated, it blends traditional character with contemporary comforts, plenty of space inside and out, a secluded setting – but is also close to main roads and towns for easy commuting. Timeless Appeal A happy home to the owners for over 20 years, it’s been the place where they’ve raised their family, enjoying the joys of country life with young children and ease of access to good schools, the city and the A11 as the family grew older. “We wanted to live rurally but we didn’t want a long commute, so a convenient location was a must,” they explain, “This fit the bill perfectly but needed to be updated and extended to make it large enough to be our family home”. The owners have retained the pretty farmhouse frontage and added a rear extension that gives them an abundance of space and suits their needs. Where before there was a tiny kitchen and bathroom, you now have an increased number of bedrooms, a wonderful sociable kitchen, useful utility room and more. It’s been a marvellous home to them over the years and as they move on, you have the chance to enjoy all that the farmhouse has to offer. Not much is known of the building’s history but the owners do have various documents that they are happy to pass on and can confirm that the dwelling next door was built from a former barn. A Warm Welcome This has also proved to be a lovely home for entertaining and the owners have welcomed many groups of friends and family through the doors over the years. “Christmas is a real highlight and when everyone is coming down the stairs and in to the sitting room on Christmas morning, it looks so pretty, all done up for the festive season.” Both this room and the kitchen lend themselves to larger gatherings, as the kitchen offers both seating and dining areas, the cosy look of the range cooker adding to the traditional, comfortable farmhouse feel. The owners designed this room to be practical too, with plenty of counter and cupboard space. “We’ve had some amazing times here as it has a lovely atmosphere,” they explain, “Friends always say they feel right at home when they visit.” And the farmland and garden views from almost every window enhance the rural feel. Country Life Without Compromise It’s an amazing place to raise a family, with plenty of room to run around or ride bikes, plus many trees to climb. The owners have had pigs and chickens here over the years. “It’s also great for us adults – we love sitting out and watching the sun go down over the fields beyond our garden,” they smile. One of the things they will miss the most is the connection to nature – the garden is bursting with wildlife, including small birds and animals galore – woodpecker, owls, squirrels and many others. The owners have two small raised beds for vegetables, plus a beautiful grapevine draped over a bespoke pergola. You could easily increase the size of the vegetable patch without compromising on space for children playing. “We also get lots of fruit from the orchard. We built an apple press last year to make cider and we still have some of the cherry vodka and brandy we made one particularly productive year.” You feel as though you have your own world here, but you’re not isolated because there are neighbours and you’re perfectly situated between two welcoming and friendly villages, as well as close to the A11. If you need to be close to everything but want to live in the country, you must come and view! The Accommodation You take in the pretty front elevation of the former farmhouse before moving through the front door into an entrance hall, beyond which is the… Main Reception Hall You note the tiled flooring underfoot, whilst a door to your left takes you through to the… Dining Room Forming part of the original home, original character remains with its fireplace to one wall and exposed beams to the centre of the ceiling. A large window to the front elevation, which is south facing ensures sunshine for the majority of the day. To the opposite side of the hall, is the… Study A versatile room, originally it would have been the sitting room, however due to the extension to the property in the past this is now utilised as a study. Similar in size to the dining room, it includes an exposed beam to the centre of the ceiling as well as another large window to the front elevation. Returning to the hall, it opens up to a large spacious…

Open Plan Kitchen and Living Area Forming part of the new two storey extension, built by the current owners, the breakfast kitchen serves as the heart of the farmhouse. Its generous size incorporates cabinets to two aspects contrasting beautifully with the oak work surfaces. Numerous appliances can be found integrated within including an oil fired Stanley range, a dishwasher and a butler sink, whilst there is also space available for a large free standing fridge freezer. Numerous windows and French doors provide light and access out to the gardens. The current owners have also incorporated a breakfast table and sofa to this space. From the kitchen you also discover a pantry, whilst a rear door takes you through into the combined rear reception hall and utility room, where you discover further cabinets and oak work surfaces, along with space for further white goods. A second butler sink can also be found within the work surfaces, above which a large window offers wonderful views of the rear garden. A door offers external access out to the drive. Returning to the hallway, you move through to an inner lobby, where stairs rise to the first floor. Beyond the stairs a door takes you through into the generous… Main Bathroom Complete with separate walk in shower. Also found off the lobby is the… Sitting Room A fantastic amount of space in here, with a multitude of exposed beams and timbers immediately catching the eye, as does the impressive fireplace with wood burner set within. Numerous windows allow plenty of natural light, whilst you also notice the exposed brick to one wall. The first floor accommodation consists of… Five Bedrooms Three of which are good size double bedrooms. The two remaining bedrooms are both singles, with each of the bedrooms affording plenty of light due to the large windows. The master bedroom suite forms part of the new two storey extension and offers the best views from the house over the formal gardens and adjoining farmland. This room also has access to an en suite bathroom. Also found to the first floor and situated just off the landing is a separate shower room. The Grounds The property is accessed from the road via twin double gates and is heavily screened by a selection of mature beech hedging and trees including yew, ash and silver birch. The front of the house is south facing ensuring sunshine for the majority of the day, with the driveway leading along the western boundary of the home directly to a generous one and a half garage, an external office/study and a good size workshop. The outbuilding has power and light fed to it from the main house. Formal gardens surround the home and are laid mainly to lawn, whilst also offering a selection of mature trees. An impressive orchard can be found to the far corner of the gardens containing a selection of fruit trees including apple, both eating and cooking, cherry, pear and plum. Beyond the orchard is a large timber shed, which is ideal for storage including garden equipment. Sitting centrally within the lawn is a feature gazebo draped in grape vine. Adjoining the formal gardens on the eastern boundary is an area of woodland, with some paddock space, which adjoins open farmland on two aspects. This area extends to just over half an acre. With the formal gardens slightly larger. In total the gardens and grounds extend to approximately 1.5 acres.

Agents notes: All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. * These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent. Printed On The Doorstep Little Ellingham is situated equidistant from the parish of Great Ellingham, 1 mile to to the east, which boasts its own primary school, post office and The Crown public house and 1 mile to the west, providing a further primary school, post office and community run coffeee shop and The White Hart public house. A short distance away is the thriving market town of with its wider range of amenities including Attleborough High School and a variety of shops and health care. It is also well positioned for the renowned Wymondham College which is less than 4 miles away and for family entertainment Banham Zoo and Hullabaloos in Wymondham are both less than 7 miles away. How Far is it To?… Attleborough is conveniently placed for access onto the main North/South Trunk road which leads directly to and . There is also a main line rail link to while both Norwich and Diss (approximately 15 miles south) have main line rail links to London Liverpool Street. The Cathedral City of Norwich can be found to the north and has a much wider range of cultural and leisure facilities as well as an international airport. Directions Leave Norwich on the A11 Newmarket Road, bypassing Wymondham and Attleborough. You take the second B1077 exit just after Attleborough and at the bottom of the slip road turn right, signposted Great Ellingham. Travel through Great Ellingham leaving on the B1077 Watton road. Before reaching the village of Rockland, the property can be found on the right hand side clearly signposted with a Fine and Country For Sale Board. Services Oil Central Heating, Mains Water, Private Drainage via Septic Tank Council

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