Church Road, Booton, Norfolk, NR10

Booton Manor is a country house built in 1906 set in about 17 acres of private gardens, parkland and woodland, offering exceptional lifestyle appeal with tennis court, indoor swimming pool complex generating income, extensive accommodation rich in period features, and superb privacy, all within easy reach of Holt, Norwich and Reepham.
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GROUND FLOOR

- Reception hall
- Kitchen/breakfast room
- Conservatory
- Sitting room
- Dining room
- Drawing room
- Home office
- Utility room
- Laundry room
- Larder/wine store
- Boot room
- Store rooms
- Cloakroom/WC
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FIRST FLOOR

- Main bedroom suite with en suite bathroom and dressing room
- Two guest bedrooms with en suite shower rooms
- Two further double bedrooms
- Family bathroom
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SECOND FLOOR

- Double bedroom
- 2 loft rooms offering ample storage
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OTHER

- Stone mullioned windows
- Original features throughout
- Second entrance drive (currently not used)
- One of the earliest properties constructed with a cavity wall
- Security system
- Potential purchasers might like to take their own legal advice on the mixed use of the property due to the commercial
use of the pool over 15 years.
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OUTSIDE

- Heated indoor swimming pool with changing rooms and gym
- Garden room
- Snooker room
- Gardens and grounds extending to about 17 acres (stms)
- Hard tennis court
- Parkland (with paddock potential)
- Former kitchen garden and green houses
- Two sets of double garages
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ADDITIONAL FEATURES

Utilities

- Water supply: mains and private
- Electricity: mains
- Gas: LPG for cooking
- Oil: private supply
- LPG: yes for cooking
- Heating: Boiler
- Drainage: Private septic tank
- Broadband connection: FTTC
- Parking: offroad/garage
- EV charge point: no

Rights and Restrictions

- Private rights of way: Yes
- Public rights of way: No
- Listed Property: No
- Restrictions: Yes
- Easements: Yes
- Conservation area: No

Risks
- Flooded in last 5 years: No
- Flood defences: N/A
- Source of flood: N/A
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DRIVING DISTANCES (approx.)

- Norwich Airport: 10 miles
- Norwich Station: 14 miles
- Holt (Gresham’s Schools) 15 miles
- Reepham: 1.4 miles
- Aylsham: 6.7 miles
- North Norfolk Coast: approx. 17 miles
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SITUATION

Booton is a small village in the Broadland district of Norfolk, located just to the east of Reepham and west of Aylsham. It is within 30 minutes’ drive the Georgian market town of Holt which is renowned for its attractive street frontages and for its wide and eclectic range of independent shops, as well as Bakers and Larners – an exceptional privately-owned department store. Holt is also home to Gresham’s pre-prep, prep and senior schools, founded in 1555.

The city of Norwich is with easy driving distance as is the Broads network and the North Norfolk Coast. The property is located within a short drive of the NDR, which now provides very easy main road access around the city and the county.

The charming market town of Reepham also offers a broad selection of amenities including a doctor’s surgery, hotel and pub, independent shops and well-respected state schools.
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DESCRIPTION

Booton Manor is a substantial period house dating from the early 1900s, set well back from the road within approximately 17 acres of its own grounds, including formal gardens, parkland, woodland, a hard tennis court, kitchen garden and an indoor swimming pool complex that currently generates income. The property is approached via a long, tree-lined gravel driveway and enjoys a high degree of privacy.
The double front door is accessed beneath an arched balustrade and opens into a spacious reception hall with wooden flooring. The principal reception rooms lie off this hall.

To your left the functional area of the house is accessed with a corridor leading to the back door, a well-fitted utility room with cupboards, sink and space for appliances, a very useful larder/wine store and an additional practical room (laundry) currently used for the dogs.

The kitchen/breakfast room is positioned on the east side of the house and is fitted with bespoke wooden units under granite worktops, with a range of integrated appliances including an electric oven with LPG gas hob, a 4 oven oil-fired AGA, dishwasher and an American style fridge freezer. There is ample room for a large dining table on the south end of the room where double doors open into a conservatory overlooking and leading onto the terrace and gardens. A serving hatch connects the kitchen to the adjacent dining room, making it well suited for entertaining.
The dining room enjoys a southerly aspect, high ceilings and an original fireplace which is not currently used. Adjacent to this is the sitting room, also south-facing with garden views and a wood-burning stove. The property benefits from many original features and large stone mullioned windows with leaded glass which afford wonderful views of the garden and allow in lots of natural light.
Further along the hall is the drawing room, a generously proportioned formal space with a fireplace currently not used and the potential to reinstate an original door to the garden if desired.

Additional ground floor accommodation includes a large home office, boot room, storage room and boiler room, with the oil-fired boiler having been recently replaced.
A wide staircase leads to the first-floor landing. The principal bedroom suite is located at the west end of the house and benefits from views over the parkland, a dressing room and a large en suite Jack and Jill bathroom with bath, separate shower and double basins. There are four further double bedrooms on this level, two with en suite bathrooms, and the others have use of a family bathroom.
Stairs lead up to the attic, which provides an additional bedroom and two large storage areas with scope for alternative uses, subject to planning permissions.
The house is not listed and has an interesting history, believed to have been constructed in the early 20th century and associated with other notable country houses in the area. It sits comfortably within its grounds and offers well-proportioned rooms, generous ceiling heights and large windows throughout.
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OUTSIDE

The grounds are a particular feature. Parkland lies to either side of the tree lined driveway, with one side of the parkland currently used by the owner to hit golf balls on, but it is equally suitable for grazing or other uses if fenced. The driveway leads past a specially constructed snooker room which is fully panelled and set up to allow hours of entertainment. The main entrance is to the north side of the house and here there is a large gravel parking area.
There is an impressive indoor swimming pool complex currently available for private rental slots which generates an annual profit. This is of course entirely optional for a future owner of the house. The pool has a changing room/shower/WC and a separate gym.
Part of the pool building is a garden/sun room with fitted kitchen and doors opening directly onto the pool area, providing flexible guest accommodation and entertaining space.
The house also benefits from two sets of double garage, one by the house and one behind the pool area.
The gardens include a well-maintained hard tennis court, a former kitchen garden and two greenhouses, this area is fully enclosed by mature beech hedging, and areas of managed woodland highlighting wonderful mature trees and a dell. We are told that in the spring there is an abundance of spring bulbs throughout and a large variety of wildlife throughout the year including pheasants, partridges, rabbits Muntjac and Roe deer.

Formal gardens lie to the west and south of the house, screened by magnificent established yew hedging, the gardens are mostly laid to lawn, however there is a large, paved terrace on the south side of the house which is accessed from the conservatory and provides an excellent space for outdoor dining. A number of newer specimen trees have been planted, including an impressive and notable sequoia.
Booton Manor offers a spacious and versatile family home with extensive grounds, strong recreational facilities and the benefit of income-generating amenities, all set within a private and attractive rural setting. This would be the perfect place to bring up a family with ample space to explore and have adventures. It also offers great access to Holt (Greshams Schools) Norwich and of course the charming market town of Reepham.
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LOCAL AUTHORITY

Broadland District Council Band H
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TENURE AND LAND REGISTRY

Freehold
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WHAT3WORDS

///looked.bonus.reserved
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DATE DETAILS PRODUCED

February 2026
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IMPORTANT NOTICE

1. These particulars have been prepared in good faith as a general guide, they are not exhaustive and include information provided to us by other parties including the seller, not all of which will have been verified by us.

2. We have not carried out a detailed or structural survey; we have not tested any services, appliances or fittings. Measurements, floor plans, orientation and distances are given as approximate only and should not be relied on.

3. The photographs are not necessarily comprehensive or current, aspects may have changed since the photographs were taken. No assumption should be made that any contents are included in the sale.

4. We have not checked that the property has all necessary planning, building regulation approval, statutory or regulatory permissions or consents. Any reference to any alterations or use of any part of the property does not mean that necessary planning, building regulations, or other consent has been obtained.

5. Prospective purchasers should satisfy themselves by inspection, searches, enquiries, surveys, and professional advice about all relevant aspects of the property.

6. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact; we have no authority to make or give any representation or warranties in relation to the property. If these are required, you should include their terms in any contract between you and the seller.

7. Note to potential purchasers who intend to view the property; we would politely ask you discuss with our staff if there is any point of particular importance to you, before you make arrangements to visit or plan a viewing appointment.

8. Viewings are strictly by prior appointment.