Beeston, Mid-Norfolk

The Norfolk Agents are delighted to offer Woodfield House, a delightful family home nestled in private grounds of just under 4 acres and surrounded by open countryside, in the heart or rural mid-Norfolk. This individual 4/5-bedroom property offers over 4,000 sq./ft. of versatile accommodation over two floors, along with a pair of garages which have planning consent to convert into a self-contained annex (see agent's notes). The grounds include formal lawns around the house, a wildlife pond and a private woodland, as well as a 12m x 12m steel framed barn/workshop which has a separate access from the road, if required.

Woodfield House is an ideal home for any family seeking a private and peaceful setting with generous outside space. The central location and easy access on to the A47 mean that the majority of Norfolk's many attractions are within a 40-minute drive. The nearby market towns of Dereham, Swaffham and Fakenham can all be reached within 15 minutes, whilst the well-served village of Litcham is only 2 miles away.

ACCOMMODATION

Visitors are welcomed in to the spacious reception hall, with pamment flooring, a woodburning stove and an oak staircase which rises to the first floor. The family sitting room is a superbly proportioned reception space with a beamed ceiling, woodburning stove in a brick built fireplace and doors opening to the terrace and the orangery. The orangery is a versatile, hardwood construction under a pitched glass roof with pleasant views over the garden. A door from the orangery leads back into the cosy snug, which also houses a wood burner and displays an original brick and flint wall.

At the opposite end of the ground floor, the farmhouse style kitchen/breakfast room is another spacious and homely area for family members to congregate. The kitchen comprises a collection of handmade units under granite work surfaces with a matching central island. The kitchen is equipped with an oil-fired range cooker and an integrated oven and hob, as well as an integrated fridge and dishwasher. The room also provides plenty of space for a large breakfast table and other furniture. To the rear of the kitchen, there is an entrance lobby with a door opening from the driveway. From the lobby there are doors into a well equipped utility room, and a highly useful boot room, both of which offer additional storage space and stable doors to the garden.

To the side of the kitchen, an opening from the hall leads into the formal dining room which displays an impressive array of joinery, as well as enjoying far reaching field views. There are two further adaptable ground floor rooms, currently used as home offices, the study has previously served as a ground floor bedroom with the adjacent cloakroom.

Upstairs there are four bedrooms arranged around the galleried landing, which offers an extensive array of built-in storage. The triple aspect master suite offers exceptional proportions, encompassing a dressing area and a luxurious en-suite with a bath and separate shower. Bedroom 2 also enjoys the convenience of an en-suite shower room, whilst bedrooms 3 and 4 (which are both comfortable double rooms) are served by the recently refurbished family bathroom.

GROUNDS & OUTBUILDINGS

The property is approached over a long tree-lined shingle drive which leads to a carriage style driveway to the front of the house and garages. There are two separate garages attached to the side of the house, providing covered parking or storage space, with steps up to a boarded loft.

The area to the south and east of the house is laid to lawn, overlooked by a south-facing paved terrace which can be accessed from the sitting room and orangery. There is also a natural pond which attracts no end of local bird and wildlife, alongside a productive fruit and vegetable garden. The land to the west of the driveway has been left to become a more naturalistic area, with wildflowers covering the ground between a variety of established trees.

To the east of the driveway, there is a useful 12m x 12m steel-framed barn with an adjoining toilet block, all of which has an electrical power and water supply. The area around the barn, which includes a large concrete loading pad, amounts to around an acre. This section of the grounds can be accessed directly from a separate road access which is owned by a neighbouring landowner, with the residents of Woodfield House having a permanent right of way.

LOCATION

Beeston is a small village located in the heart of rural mid-Norfolk, only a few minutes' drive north of the A47 and centrally positioned for all of the County's attractions. The nearby market towns of Swaffham and Dereham are only a few miles away, whilst the vibrant city of Norwich can be reached within around 35 minutes. The Royal Sandringham Estate is around 20 miles away, whilst the nearest coastline can be reached at Wells -next-the-Sea within around half an hour. There is a Primary School in Beeston, as well as the thriving community owned village pub. There is also the village hall which hosts organised events throughout the year, a playing field with children's play area and a very active cricket club. The nearby village of Litcham provides a doctors' surgery and schooling for 4 to 16-year olds as well as a village store and deli.

SERVICES

The property is currently connected to the adjoining solar array, which provides electricity to the property and can continue to do so, reducing energy costs significantly. Oil-fired central heating. Private drainage.

AGENTS NOTE

For more information regarding the proposed conversion of the garage into a self-contained annex, please visit the Breckland Council planning portal and use the reference: PL/2025/0339/HOU

TENURE: FREEHOLD

EPC RATING: D - The full report can be downloaded or provided by The Norfolk Agents.

COUNCIL TAX BAND: G

1. Purchasers will be asked to produce ID to satisfy money laundering regulations and we would ask for your co-operation in providing the relevant documentation.

2. While we endeavour to make our sales details fair, accurate and reliable, they are only a general guide to the property. If there is any point which is of particular importance to you, please contact the office and we will be pleased to make further investigations.

3. The measurements indicated are supplied for guidance only.

4. Please note we have not tested the services or any of the equipment or appliances in this property. We strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. THE NORFOLK AGENTS LIMITED NOR ANY OF ITS EMPLOYEES HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.