The Property
The sweeping drive through old park, with fine lime and oak trees, provide an immediate sense of the historic setting of Rollesby Hall. The site of a former 16th century hall that was demolished in the 1950's, as were so many wonderful statement houses in Norfolk at the time, the existing hall was built in the late 1950's and positioned to enjoy the wonderful grounds that include the original walled garden, park and bluebell woods.

Further to the main house, the original Lodge cottage has been preserved, and a further cottage was added, both of which are let and provide a useful income, and help to create a unique and appealing package of property, with tremendous potential.

The Hall
The modern Hall, with distinctive copper roof, is a house with exceptional space and light, with south facing aspect and over 6000 sq ft of living space.

An entrance hall, opening to double height area with staircase, is a great welcome to the house. This leads onto a spacious sitting room, with bespoke cabinetry and open fireplace, with doors opening onto the formal dining room with parquetry flooring. A cosy living room/snug completes the rooms at the front of the house, all of which have tall windows providing lovely views of the garden and park beyond. The functional areas are to the back of the house, with an open plan fitted kitchen and breakfast area, and provides direct access out to the expansive east to south facing terrace, ideal for outside dining and entertaining. A hall, with useful utility and study either side, leads into the snooker room a great space to enjoy particularly with double doors leading to a further entertainment room with bar area and incorporated indoor barbecue with dedicated chimney. There is access to a lockable cellar, with built in wooden stairs, from the snooker room, currently used as a wine cellar.

Beyond this is the indoor leisure complex with vaulted ceilings. This is an impressive collection of swimming pool with electric cover, separate corner spa, seating space, and associated sauna, steam room, shower and WC. Integral to the house, this area is a wonderful asset and when combined with the bar and snooker room, it currently provides hours of fun and relaxation, whilst having the ability to adapt if someone wished to add a pilates studio, or wellness area.

All bedrooms are on the first floor of the house, linked by a large landing. The principal bedroom is double aspect, with east to south views, dressing room and en suite bath/shower room, together with an entirely glazed bay to the south creating a delightful seating area. Two further bedrooms enjoy the use of a jack and jill shower room, with a further double bedroom and en suite shower room on the west side of the house, and an additional WC.

The rear hall of the house has a further study, storage cupboard and WC, leading to the integrated garage, of 10.4m x 9.1m, which could be incorporated into the house if required.

Cottages & Flat
At the entrance to the park there is a charming lodge cottage, likely Georgian, of pale brick under a thatched roof. It is a very pretty building, with a kitchen, dining room, sitting room, two bedrooms and a shower room. Includes a separate brick garage.

A later addition to the estate was a single storey cottage, with good space, and comprising a kitchen, reception room and two bedrooms with a shower room. Includes a separate brick built garage with inspection pit.

Both cottages are let on Assured Shorthold tenancies providing a useful income.

Forming part of the hall, a self-contained first floor flat adds a useful dimension - with a kitchen, living room, two bedrooms and a bathroom. The flat could be used for multi-generational living, staff or could also be let.

Outside
The land of about 44 acres is an exceptional feature of Rollesby Hall. The originality of the landscape is a lovely outlook for the house and cottages, and has many points of interest.

The formal and informal gardens surround the house, with expanses of lawn, the extensive south facing paved terrace adjoining the house, herbaceous beds and shrubs. This blends into the wonderful bluebell woods, wrapping round from the east to north of the house, with walkways meandering though fine broadleaf trees. The woodland continues along the northern boundary to the east of the estate.

To the north of the house is the original walled garden, a gardeners dream, with potting shed, long greenhouse and box and beech hedging. The majority of this garden is lawned or cultivated ready for planting and landscaping. It would also make a brilliant area for a tennis court, padel court and swimming pool.

A further walled courtyard area includes a row of original brick built storerooms (as shown on the floorplan), with established weeping beech tree and working well.

The park stretches from east to west, and mainly to the south of the house. Bordered by post and rail fencing and hedging, the park is seasonally grazed with sheep, and dotted with some wonderful trees which have stood the test of time unlike the original Hall. Within the park is a cricket pitch, owned by Rollesby Hall but used by Rollesby Cricket Club who maintain the pitch, wicket and pavilion. It provides a quintessentially English view. The wider park is to the east, through a field gate, with further grazing.

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