Back Lane, Rollesby

Set within the picturesque Broadland village of Rollesby, this exceptional barn conversion forms part of the exclusive Warblers Yard, a small and select development of just three newly built bungalows, Harriers barn and the original farmhouse. Originally an agricultural building, this remarkable home has been thoughtfully and expertly converted by the current owners, showcasing an outstanding level of craftsmanship and attention to detail throughout. All build decisions have been made with longevity and quality in mind. All plans, permissions, certificates and warranties available upon request.
From the moment you step inside, the property impresses with its striking vaulted ceilings and sense of space. The heart of the home is the stunning open-plan living area, perfectly designed for modern family life and entertaining. The beautifully appointed kitchen is a real showpiece, featuring a sleek, symmetrical design with an abundance of storage, high-quality integrated appliances including double ovens and a microwave, and a substantial central island complete with ceramic hob, pop-up extractor and power points, ideal for both everyday living and hosting.
Flowing seamlessly from the kitchen is a spacious dining and living area, bathed in natural light from skylights and double glazed windows, creating a bright yet cosy atmosphere. A multi-fuel burner adds further character and warmth, perfectly complementing the contemporary styling.
To the rear of the property, a set of impressive solid wooden doors lead through to a practical utility room and a luxurious family bathroom, complete with a freestanding egg-shaped bath, separate shower and twin sinks – designed with both style and functionality in mind.
The property offers four well proportioned bedrooms, with the principal suite benefiting from its own ensuite and a dressing room, providing a private and indulgent retreat. Throughout the home, the vaulted ceilings enhance the feeling of space, while the polished concrete flooring with underfloor heating, powered by an air source heat pump, ensures energy-efficient comfort all year round.
Externally, the property continues to impress. A generous driveway leads to a cart shed, which could easily be enclosed to create a garage if desired. The wraparound garden provides ample outdoor space to enjoy, while a separate gated area offers ideal space to put a motor home or small boat or additional vehicles, with access to a rear lane.
Enjoying attractive field views and positioned within a peaceful rural setting, yet within easy reach of local amenities and the Norfolk Broads, this truly unique home offers the perfect balance of countryside living and modern convenience.
A rare opportunity to acquire a bespoke, high-quality barn conversion, early viewing is highly recommended.

Open Plan Lounge/Kit/Diner

Kitchen Area

A laminate worktop centre island with seating area and cupboards beneath, five ring induction hob with pop-up extractor, two pop-up electric and USB points, integrated bin, range of wall and base kitchen cabinets, wooden worktop over, integrated appliances including dishwasher, composite one and a half bowl sink and drainer with a swan necked mixer tap, splash backs, built-in eyelevel ovens and microwave, integrated fridge and freezer, feature beams, polished varnished concrete flooring, double glazed windows and doors out to the garden, under floor heating.

Lounge/Diner

Continuation of the concrete flooring, feature windows with exposed brick, double glazed patio doors, floor to ceiling double glazed sliding patio doors, floor to ceiling double glazed windows, feature beams, multi-fuel wood burner, wall lighting, two Velux windows, feature lighting, under floor heating, opening through to inner hall at the rear.

Inner Hall

The continuation of the flooring, built-in cupboard, two high level built-in cupboards in the eaves/loft space, doors off to

Utility Room

Continuation of the flooring, range of wall and base kitchen units, wooden work top, composite sink and drainer with swan necked mixer tap, plumbing and space for washing machine and dishwasher, space for a fridge, double glazed door out to the side, LED lighting.

Family Bathroom

Vinyl flooring, low level w.c., heated towel rail, skylight window, further frosted double glazed window, his 'n' hers hand wash basins with black mixer taps set in a wooden vanity unit, splashback, egg shaped bath with black mixer tap and splashback, built-in double shower cubicle with splashback, overhead shower and shower attachment, LED lighting and underfloor heating.

Bedroom Two

Fitted carpet, double glazed window, high ceiling, wooden beam, Velux window, under floor heating.

Bedroom Three

Fitted carpet, underfloor heating, double glazed window, Velux window, feature beam.

Inner Lobby

Continuation of the concrete flooring, Velux window, wall lights, doors off to

Bedroom Four

Fitted carpet with underfloor heating, double glazed window, Velux window.

Principal Bedroom

Fitted carpet with underfloor heating, feature beam, wall lighting, Velux window, double glazed door out to garden, door to ensuite and door to walk-in wardrobe.

Ensuite

Concrete varnished flooring, heated towel rail, low level w.c., hand wash basin with black mixer tap set on a wooden unit, splashback, wall mounted mirror, Velux window, wall lighting, built-in shower cubicle with splashback, overhead shower and attachment.

Agents Note

The heating is via an air source heat pump. There is plenty of storage with two loft spaces and the hallway cupboard. The Cart Shed has mains water, sewage and electrical supply make it ideal for a substantial workshop or ready for a self-contained annex (subject to planning permission). The electrical supply to the Cart Shed is '3 phase 60A supply'. It will offer exceptionally fast car charging relative to a normal domestic supply.

Disclaimer

Howards Estate Agents also offer a professional, ARLA accredited Lettings and Management Service. If you are considering renting your property in order to purchase, are looking at buy to let or would like a free review of your current portfolio then please call the Lettings Branch Manager on the number shown above.



Howards Estate Agents is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate.