Picture No. 02
4,003 sq ft(371.89 sq m)
Guide price £1,450,000

Whipps LaneFundenhall, Norwich, NR16 1DT

  • Under offer

Key features

  • Peaceful and unspoilt setting
  • Excellent equestrian facilities
  • Ring fenced small holding
  • Generating an established income (please enquire for more details)
  • Award winning design of main house

Award winning family home set in 33 acres.

About this property

  • Rectory Farm is a superbly presented and increasingly rare package of manageable family home set in about 33 acres of ring fenced pasture enjoying a peaceful rural setting within nine miles of Norwich.

    The main house is an award winning modern conversion of former courtyard farm buildings completed in 2016, thoughtfully and sympathetically converted to create a wonderful home with a blend of open plan living alongside more cosy and conventional areas and incorporating an established bed and breakfast business, livery yard and useful outbuildings.

    Great care was taken to retain character with the extensive use of oak throughout, together with limestone flooring yet all skilfully combined with modern living requirements such as zoned underfloor heating, Bio Mass heating system, electric Aga and granite worktops.

    The house enjoys spacious accommodation over two floors, with light and airy rooms. Of particular note are the striking entrance hall with elegant staircase and vaulted ceiling, the impressive open plan kitchen/breakfast room with central island unit, contemporary wood burner and tri-fold doors to a terrace perfect for outside dining, a large sitting room with vaulted ceiling and direct access to the courtyard, and the master bedroom with dressing room and en suite shower room and fine views of the gardens, pasture and countryside beyond. There are five double en suite bedrooms in total with further useful rooms including snug, large scullery and boot room.

    All rooms enjoy views of the gardens and land beyond.

    The main house layout allows for the three ground floor bedrooms to be successfully utilised as bed and breakfast rooms, operating as ‘The Humbleyard' with associated website;

    An internal door makes the separation of the rooms from the
    main living space a very simple process, which in turn enables
    incorporation, either part or whole, into the main house equally as straightforward.

    A delightful feature of Rectory Farm are the gardens, which have been landscaped to provide many points of interest with the use of established hedging with archways, dividing walls, mellow brick terraces and deep herbaceous borders. Large expanses of lawn sweep away from the house, with an assortment of shrubs and specimen trees throughout, with smaller feature gardens within and a Hartley Botanic greenhouse. A central courtyard between the house and traditional outbuildings provides a further enclosed garden with potted plants, trellis work and water feature.

    The gardens are well-maintained and presented.

    The farm is approached from the east onto a substantial parking and turning area adjoining the house with plenty of space for vehicles associated with the house, farm or equestrian use. A landscaped area continues to the main entrance of the house and courtyard.

    Within the grounds are a superb range of modern and traditional outbuildings. To the east of the house is the traditional barn, with loose boxes, storage areas and a further room housing the bio mass heating system. A modern general purpose barn is to the north of the house, and whilst currently used as spacious loose boxes and hay/straw storage both buildings would be suitable for a variety of uses.

    The established pasture land stretches from east to west from
    the main house, divided into large paddocks, with boundaries
    of post and railed fencing and mature hedging, interspersed
    with ponds and spinneys. The paddocks have automatic water
    troughs for ease of use, with two fenced corrals for livestock used. The land has been used for a family shoot.

    View payable Stamp Duty for this property

It is rare to get a ring fenced 33 acres of grazing, with a house that is manageable and not a large hall of farm, in a lovely & quiet yet convenient location.

Ben RivettProperty agent

Local information

  • Rectory Farm is located on the edge of the village of Fundenhall, approximately nine miles to the south of Norwich. The popular market town of Wymondham is circa four miles to the west, with a Waitrose supermarket, independent shops and amenities together with renowned education at Wymondham High School and Wymondham College. The town has a train station with direct lines to Cambridge and Norwich.
  • The cathedral city of Norwich has thriving retail, cultural and
  • educational sectors alongside leisure facilities and a mainline
  • rail service to London Liverpool Street (also accessible at Diss, 12 miles) and an International airport to the north of the city.

Additional information

  • The land is registered for the Basic Payment Scheme and the
  • Entitlements are included in the sale. The vendor will make
  • reasonable endeavours to transfer the relevant entitlement
  • to the purchaser(s) after completion of the sale. The 2019
  • Basic Payment will be retained by the vendor.
  • 1. There are two footpaths passing through the grounds,
  • indicated on the farm plan.
  • 2. The land is sold subject to covenants, please refer to the
  • selling agent for further detail.
  • 3. A video tour of the house is available upon request at
  • tiny.cc/rectoryfarm
  • Mains water and electricity. Private drainage (sewage
  • treatment plant), Bio Mass heating system with Renewable
  • Heating Incentive expiring January 2022.
  • All fixtures and fittings including fitted carpets and curtains are
  • specifically excluded from the sale, but may be available in
  • addition, subject to separate negotiation. CCTV and internal
  • security system.
  • EPC Rating = E