Church Farm Road, East Ruston, Norwich, Norfolk, NR12

An exceptional country residence with an established holiday-let business. A truly unique lifestyle opportunity, this impressive five-bedroom detached farmhouse occupies approximately 1.6 acres (stms) of beautifully maintained grounds, offering an outstanding combination of refined country living, versatile accommodation, and an established holiday letting business generating a gross annual turnover of approximately £160,000.

Set amidst a picturesque semi-rural landscape, the property enjoys far-reaching views across open fields, creating a sense of tranquillity while remaining conveniently accessible to nearby amenities. The approach is immediately impressive, with the farmhouse revealing itself as a handsome and substantial residence, rich in character and charm.

The main residence extends to five well-proportioned bedrooms with a modern shower room and en suite bathroom to the principal bedroom, complemented by a series of elegant reception spaces including two wood burners balancing traditional features with modern comfort. The 25ft kitchen/diner is complete with an AGA and a walk-in pantry as well as a spacious utility room and home office. Generous windows frame the surrounding countryside, allowing natural light to flood the interiors and ensuring a constant connection to the idyllic setting.

Beyond the main residence lies a particularly exciting aspect of the Property: an additional four high-end, fully operational award-winning holiday lets. Thoughtfully designed and finished to an exceptional standard, each unit is dog-friendly and tailored to meet the growing demand for premium rural retreats. The four cottages offer flexible accommodation, comprising of one cottage sleeping two guests, two cottages sleeping four guests, and a larger cottage accommodating up to six guests. The current owners have informed us that these units provide a lucrative and well-established gross income stream of around £160,000 per year, making the property equally appealing as a lifestyle purchase or a business investment. The holiday lets are approached via a private sweeping drive which provides access to a parking area with EV electric car charger points. For a deeper insight into the business, please google Oak Tree Cottages East Ruston.

The grounds themselves are both expansive and versatile, offering a mix of formal garden areas and open space, ideal for leisure, entertaining, or further enhancement. A range of useful outbuildings add significant flexibility and storage potential, with several benefitting from planning permission for conversion. This presents a superb opportunity to create additional accommodation to the farmhouse if so desired.

The farmhouse itself offers an extensive driveway with ample parking as well as a detached cart shed with electric door, power and light and fully boarded loft space above. The farmhouse and holiday lets are all double glazed with LPG gas central heating, in addition there are a range of thermal solar panels installed with energy efficiency in mind.

In summary, this is a distinguished country home of considerable character and versatility, offering an exceptional combination of elegant living, income generation, and future potential, set within a truly captivating landscape. Whilst only being a short drive to two beautiful dog-friendly beaches.

AGENTS NOTES
Tenure - Freehold
Council Tax Band - G
Local Authority – North Norfolk
We have been advised that the property is connected to mains water and electricity with LPG gas central heating
The properties drainage is via a septic tank with a water treatment system

Winkworth wishes to inform prospective buyers and tenants that these particulars are a guide and act as information only. All our details are given in good faith and believed to be correct at the time of printing but they don’t form part of an offer or contract. No Winkworth employee has authority to make or give any representation or warranty in relation to this property. All fixtures and fittings, whether fitted or not are deemed removable by the vendor unless stated otherwise and room sizes are measured between internal wall surfaces, including furnishings. The services, systems and appliances have not been tested, and no guarantee as to their operability or efficiency can be given.