Rushall

A distinguished Grade II Listed 17th Century farmhouse with extensive accommodation extending to eight bedrooms, complemented by a detached two-bedroom cottage, a substantial 1,832 sq ft timber-framed barn, extensive outbuildings, equestrian facilities. There are also beautifully established gardens and grounds extending to approximately 6.3 acres (sts).

Location
Rushall is a rural South Norfolk village found just a few miles west of Harleston. Whilst the village is small, it has a local pub/restaurant and accommodation (The Half Moon Inn), with the neighbouring village of Dickleburgh providing support with a convenience store stocked with everyday essentials. Diss and Harleston are both in easy reach, with the former having national retailers and supermarkets including Aldi, Tesco and Morrisons. There is also a mainline railway station on the Norwich to London Liverpool Street line. Harleston is a small, yet pretty market town, with various Georgian buildings dotted through the centre, along with numerous local shops, businesses, cafes and bistros. The town centre has a useful Co-op supermarket.

The Property
College Farm is an exceptional and highly attractive Grade II Listed 17th Century farmhouse of considerable architectural merit, accompanied by a substantial timber-framed barn, detached cottage and an extensive range of outbuildings set within approximately 6.3 acres (sts). Rich in character and history, the property displays many fine original features including exposed timbers, oak panelling, traditional wide floorboards and impressive roof structures. The principal house is of plastered timber-frame construction beneath a steeply pitched gable-ended roof clad with black glazed pantiles. The handsome façade is complemented by traditional mullioned and transomed casement windows, sash windows with glazing bars, distinctive entrance doorways and an impressive off-centre brick chimney stack with diagonally set shafts. The attic windows within the gable ends further enhance the property's distinctive appearance. Combining substantial family accommodation, a detached cottage, equestrian facilities and versatile outbuildings, College Farm offers a rare opportunity to acquire a significant period home in an attractive rural setting.

The Farmhouse
Upon entering the property, a welcoming reception hall provides access to two beautifully proportioned formal reception rooms. To one side is an elegant sitting room, whilst opposite lies a stunning oak-panelled dining room, both offering excellent entertaining space and displaying a wealth of period character. Beyond, a further panelled inner hall provides access to a useful home office/snug, together with stairs leading down to the cellar and a substantial walk-in pantry. The kitchen lies to the rear of the property and is generously proportioned, opening seamlessly into an attractive breakfast room that enjoys views over the surrounding grounds. A rear lobby provides practical everyday access and leads to a useful ground floor shower room and boot room. The first floor is approached via a magnificent wide staircase adorned with traditional oak floorboards and framed by fine exposed timbers. The principal bedroom is particularly impressive, benefiting from dual-aspect windows and generous proportions. In total there are six bedrooms on this floor, comprising five doubles and a further single bedroom. One of the bedrooms enjoys the benefit of an en-suite facility, whilst the remaining accommodation is served by a family bathroom. Occupying the second floor are two remarkable attic rooms situated either side of the central chimney stack. These rooms extend across the full width and depth of the original house footprint and benefit from excellent head height owing to the steeply pitched roof. The accommodation is enhanced by spectacular exposed roof timbers, creating atmospheric and highly versatile spaces suitable for a variety of uses.
The Cottage
Positioned away from the principal residence and enjoying its own enclosed garden, the attractive detached cottage offers excellent secondary accommodation and is currently let. The cottage comprises a living room, kitchen, two bedrooms and a bathroom. Given its separation from the main house, it presents a wonderful opportunity for use as an annexe for independent ancillary accommodation, multi-generational living, guest accommodation or, subject to any necessary consents, as a holiday let. Its private setting and established garden allow it to operate independently from the principal residence whilst still remaining within the overall holding.
Outside and Outbuildings
The approach to College Farm immediately conveys the versatility of the holding. A driveway leads past the cottage and onwards to the extensive range of traditional and modern outbuildings which serve the property. The substantial timber-framed barn is a particularly impressive feature, extending to approximately 1,832 sq ft and offering excellent storage, workshop or agricultural space. Adjacent to the barn is a heated office building, providing an ideal separate workspace for those working from home or running a business from the property. Equestrian and agricultural facilities include a stable block measuring approximately 4.1m x 9.5m, fitted with internal steel stable partitions. There is also a small tack room together with three further traditional clay lump stable buildings. A triple-bay cart lodge provides further covered storage and parking, whilst the courtyard offers extensive parking for numerous vehicles, trailers, horseboxes or agricultural machinery.
Gardens and Grounds
The grounds at College Farm are a particular feature of the property, offering a wonderful blend of formal gardens, productive areas and open pastureland. Immediately adjoining the kitchen is an enchanting cottage garden, undoubtedly one of the most charming areas of the property. A traditional lavender-lined brick pathway meanders through colourful borders to a secluded seating area surrounded by beautiful peonies, traditional English roses and foxgloves. An attractive archway leads through to a larger area predominantly laid to lawn, incorporating a small orchard with a variety of fruit trees. Beyond this lies the majority of the acreage, enclosed by established hedgerows and offering excellent amenity, grazing or lifestyle opportunities. Importantly, there is independent vehicular access to these grounds via the side of the cottage, allowing larger equestrian, agricultural or maintenance vehicles to access the land without disturbing the principal gardens.
In total, College Farm extends to approximately 6.3 acres (sts), providing a rare combination of historic charm, practical outbuildings and versatile land suitable for a variety of uses.

Services: Mains water and electric are connected to the property. Mains Drainage. Oil Fired Heating
How to get there: What3words: ///spans.hood.lines
Viewing: Strictly by appointment with TW Gaze
Tenure: Freehold

Anti-Money Laundering, Terrorist Financing and Transfer of funds Regulations 2017.
In line with the regulations, TW Gaze are legally required to carry out AML due diligence checks on all proposed legal purchasers involved in the transaction. A charge of £25.00 + VAT (£30.00 Inc VAT) processing fee is applicable for each purchaser once an acceptable offer is agreed

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