Beauty, Privacy and Refinement in Saxlingham

A truly exceptional family home is more than a place to live - it is a place to belong. A backdrop to everyday moments and milestone memories alike, where connection, creativity and calm coexist in perfect balance. Warners End Farm offers exactly that: an enchanting 16th-century farmhouse that wraps you in warmth, character and quiet confidence from the moment you arrive.

Behind its handsome period elevations lies over 6,500 sq. ft. of beautifully varied accommodation, shaped by centuries of family life and thoughtfully evolved for modern living, with extensive recent improvements enhancing both comfort and functionality throughout.

At its heart sits something wonderfully unexpected - a south-facing courtyard affectionately known as the ‘outside living room’. Sheltered, sun-soaked and centred around a striking fir tree, this atmospheric space becomes a natural gathering point, blurring the line between indoors and out and offering a daily connection to nature that feels both restorative and inspiring.

The influence of the surrounding countryside flows seamlessly through the interiors, complemented by a series of carefully curated upgrades including bespoke kitchens, refined utility spaces and beautifully appointed bath and shower rooms, all finished to an exceptional standard. Underfloor heating beneath tiled floors, cast-iron radiators, a new log-burner in the dining area and upgraded heating systems ensure the home is as comfortable as it is characterful, whatever the season.

The ground floor unfolds into a rich collection of reception spaces, each with its own mood and purpose. From the intimate sitting room with exposed beams and a brick fireplace - perfect for cosy evenings - to the breathtaking barn with its soaring volume and drama, ideal for celebrations, entertaining and relaxed cinema nights, discreetly enhanced by integrated surround sound and screen technology.

At the heart of everyday life, the beautifully appointed kitchen and dining area - together with the adjoining pantry, office, library and two elegant dressing rooms - were thoughtfully designed and fitted by John Lewis of Hungerford, combining timeless craftsmanship with exceptional functionality. Alongside this, the home benefits from a superb boot room, laundry and secondary cottage kitchen, creating effortless practicality for busy family living.

Carefully woven into the farmhouse is a charming, self-contained two-bedroom cottage, offering additional accommodation with the perfect balance of separation and connection - ideal for extended family, guests or flexible living arrangements, while remaining fully integrated into the rhythm of the main home.

Upstairs, the home divides into two wings, enhancing privacy and versatility. The principal suite is a sanctuary of indulgence, complemented by refined dressing rooms and a beautifully finished bathroom and wet room. Further bedrooms are generously proportioned and supported by additional luxurious family bathrooms, all designed with timeless style and everyday comfort in mind.

Outside, the grounds are as captivating as the house itself and extend to around 1.2 acres (STMS). Thoughtfully landscaped gardens, multiple courtyards and newly created patio areas provide spaces for both entertaining and reflection. The swimming pool has been transformed into a true outdoor destination, complete with porcelain tiling, a stylish pool house with changing facilities, and an outdoor kitchen with log burner - perfect for long summer evenings and weekend gatherings.

A sweeping gated driveway leads to generous parking and a substantial double garage, finished to a high standard and crowned by a beautifully reconfigured annexe offering two bedrooms, a modern kitchen, refurbished bathroom and a striking sculpted metal balcony with far-reaching countryside views - ideal for guests, extended family or independent living.

Throughout the home, solid oak window frames, shutters, doors and gates enhance both security and craftsmanship, while extensive rewiring, modern fuse boards, central fire and security systems, CCTV and refined lighting and ironmongery ensure peace of mind and effortless living.

Warners End Farm is not simply a house; it is a lifestyle - a place where historic charm meets contemporary comfort, and where family life can flourish in a setting of rare beauty, privacy and refinement.

SAXLINGHAM
A pleasant small, rural and very quiet North Norfolk village, Saxlingham is conveniently located for Holt and Blakeney. The village has a 15th Century church (St Margaret’s) and is within the civil parish of Field Dalling, which also has a church and village hall, holding various social events throughout the year. Also nearby are Langham, which has a 400 year old pub, The Bluebell, and Letheringsett, with an excellent arm shop and cafe, and a popular pub. The village’s working watermill also houses a yoga studio and an antiques shop.

Just four miles away, a strong sense of community thrives among the proud residents and local businesses of Holt, and many of the latter champion the local ‘Love Holt’ initiative which waves the flag for the independent shops that add vibrancy to the Georgian town centre. Throughout the year, there are plenty of local events including a summer Holt Festival and 1940s Weekend, which takes over the town and ‘Poppy Line’ heritage railway that runs between here and Sheringham.

Life moves at a leisurely pace in Holt, and there are plenty of places to idle over a coffee or bite to eat. Believed to be the oldest house in town, Byfords deli and café is a central landmark and fabulous place to stop and watch the world go by. There’s no need to hurry home – relax and enjoy country life! On the edge of town is the eponymous Gresham’s school.

SERVICES CONNECTED
Mains electricity and water. Private drainage. Oil fired central heating.

COUNCIL TAX
Band G.

ENERGY EFFICIENCY RATING
E. Ref:- 2674-3059-2202-6716-3204
To retrieve the Energy Performance Certificate for this property please visit and enter in the reference number above. Alternatively, the full certificate can be obtained through Sowerbys.

TENURE
Freehold.

LOCATION
What3words: ///standards.blizzard.website

AGENT’S NOTE
A section of the garden is rented under a 20 year lease until 31/3/37 for a peppercorn rent.

WEBSITE TAG
perfect-views
village-spirit
room-to-roam
family-life
work-and-grow
historical-homes

EPC Rating: E

Parking - Garage

Parking - Driveway

Disclaimer

These particulars are provided as a guide only and do not form part of any offer or contract. Sowerbys and its representatives have no authority to make or give representations or warranties. All descriptions, measurements, photographs and plans are for guidance only and should not be relied upon as statements of fact. Buyers should satisfy themselves as to the accuracy of the information through inspection or professional advice. Services, appliances and equipment have not been tested and no warranty can be given as to their condition. Planning permissions, building regulations and other consents should be verified by the buyer’s legal adviser. In accordance with Anti-Money Laundering regulations, proceeding buyers must complete a digital ID check through our compliance partner. A charge of £48 including VAT per sale or purchase applies. Leasehold buyers should confirm ground rent, service charges and lease details with their legal adviser.