Main Road, Rollesby

'BROADLANDS' A PRIVATE GEORGIAN HAVEN ON THE WATER. An exceptional late Georgian waterfront residence set within 1.3 acres of formal gardens, woodland and private waterfront. This refurbished late Georgian home combines historical elegance with modern living. Offering 80 metres of private, non tidal frontage with three moorings, a newly reconstructed boathouse and a wealth of versatile outbuildings, it is a rare lifestyle opportunity in the Norfolk Broads.

WHERE HERITAGE MEETS THE WATER Morning light shimmers across 80 metres of private, non-tidal waterfront, the gentle sound of the water carrying across manicured lawns. Three private moorings wait for their next adventure, offering year-round, hassle-free access. Swans and their cygnets glide past daily, while dragonflies flit above the ponds, bringing life and colour to the gardens. From here, you can watch the sun rise over the water and set beyond the trees, each day framed by nature's beauty.

This Late Georgian villa has been restored with an artisan's care - every fireplace, every cornice, every timber brought back to life, yet seamlessly matched with the comfort and ease of modern living. The heart of the home is a solid wood country kitchen, warm and welcoming, where friends gather before a day on the water.

In the grounds, The Retreat - a handsome, self-contained farm-style building - offers space for memorable celebrations, creative projects, or quiet moments away from the main house. A separate, fully equipped gym provides a dedicated haven for health and wellbeing, while additional outbuildings extend
the home's flexibility.

Just a short drive from Norwich and the North Norfolk coast, this is more than a house - it is a private world, where heritage, wildlife, and waterfront living meet in perfect harmony

AT A GLANCE - THE HIGHLIGHTS - 80m private, non-tidal frontage with moorings for 3 boats and a newly rebuilt boathouse.
- Late Georgian villa restored to perfection, set in 1.3 acres of landscaped gardens and private woodland.
- Five double bedrooms, four bathrooms, bespoke full-width balcony with panoramic water views.
- The Retreat entertaining/guest building, separate gym, and further outbuildings.
- Wildlife haven with daily swan, cygnet, and dragonfly visits.

IN THE HEART OF THE NORFOLK BROADS NATIONAL PARK This remarkable home sits on the shores of the Trinity Broads - one of the most important wetland habitats in Europe and a jewel within the Norfolk Broads National Park. The five lakes that make up the Trinity Broads - including Ormesby Broad, Rollesby Broad, and Filby Broad - were formed through medieval peat diggings, now transformed into a thriving ecosystem of clear waters and rich wildlife.

Protected by law for their special habitats, the Trinity Broads are managed in partnership with the Norfolk Wildlife Trust, offering a rare combination of tranquillity, biodiversity, and year-round natural beauty.

A RARE CORNER OF THE BROADS WHERE LIFE SLOWS DOWN, THE WATER RUNS CLEAR, AND NATURE TAKES CENTRE STA Despite its secluded setting, the property is superbly connected:
Norwich - approx. 30 minutes
North Norfolk Coast - approx. 15 minutes
London - 2 hours by train from Norwich
Nearby, charming Broadland villages offer local pubs, farm shops, and a friendly community atmosphere, while the coast provides sandy beaches and traditional seaside towns within easy reach.

ENTRANCE HALL 29' 4" x 5' 5" minus stairwell (8.94m x 1.65m) grand tiled marble entrance hallway with staircase to upper floors; historic cut glass door to front.

DRAWING ROOM 23' 1" max into bay x 14' 5" (7.04m x 4.39m) feature marble fireplace with inset wood burner, decorative oak surround and traditional solid oak wood panelling.

DINING ROOM 23' 2" max into bay x 11' 10" (7.06m x 3.61m) stone fireplace with tiled hearth, large sash windows overlooking gardens.

SNUG 11' 8" x 11' 9" (3.56m x 3.58m) French doors to conservatory, decorative tiled fireplace.

CONSERVATORY 24' 11" max x 12' 10" max (7.59m x 3.91m) Triple-aspect garden views, French doors to terrace.

BREAKFAST ROOM/STUDY 11' 10" x 12' 5" (3.61m x 3.78m) Sandstone fireplace with oak inglenook beam, oak flooring.

KITCHEN 30' 5" max x 15' 9" max (9.27m x 4.8m) Solid wood in-line frame cabinetry, range cooker, Belfast sink, part vaulted ceiling with exposed timber and beams; Velux windows to front; brick fireplace with inset wood burner; integrated appliances.

UTILITY ROOM 9' 0" x 6' 7" (2.74m x 2.01m) Solid wood in-line frame cabinetry, filter water tap, access to rear yard and pantry.

PANTRY 13' 4" x 6' 6" (4.06m x 1.98m) Direct access to integral garage, fitted storage; Velux room light.

CLOAKROOM 6' 10" x 4' 5" (2.08m x 1.35m) sash window; original tiled floor; traditional towel rail.

DOWNSTAIRS WC 4' 9" x 4' 4" (1.45m x 1.32m) white suite; toiler and wash basin.

INTEGRAL GARAGE 15' 6" x 15' 8" (4.72m x 4.78m) two Velux roof lights to front; electric roller door.

FIRST FLOOR .

PRINCIPAL BEDROOM 20' 9" mx x 11' 8" (6.32m x 3.56m) sash windows to front and side, views of Trinity Broad.

EN SUITE 8' 7" x 7' 4" (2.62m x 2.24m) His & hers vanity, Whirlpool bath, sash window.

BEDROOM 2 16' 9" x 12' 6" (5.11m x 3.81m) Sash windows, front aspect.

BEDROOM 3 15' 5" x 12' 2" (4.7m x 3.71m) sash window to rear aspect.

FAMILY BATHROOM 9' 3" max x 6' 7" (2.82m x 2.01m) Twin vanity, bath and electric shower.

SHOWER ROOM 8' 6" x 3' 8" max (2.59m x 1.12m) vanity wash and hand basin; large walk-in shower and electric shower.

LANDINGS 29' 4" x 5' 4 " (8.94m x 1.63m) further landing - 12'5" x 11'4" max (3.78m x 3.45m)

BALCONY This bespoke shaped balcony provides unrivalled views with decked flooring and architectural iron work.

SECOND FLOOR

BEDROOM 4 22' 4" x 14' 3" max (6.81m x 4.34m) Dormer windows with water views.

BATHROOM 10' 3" max x 7' 8" max (3.12m x 2.34m) Clawfoot bath, wc.

LANDING 14' 4" x 5' 5" minus stairwell (4.37m x 1.65m) built-in storage.

ATTIC ROOM/BEDROOM 5 21' 11" x 8' 2" max (6.68m x 2.49m) Velux window to side and access into eaves storage areas.

ADDITIONAL ACCOMMODATION

THE RETREAT Self-contained two-storey farm-style building ideal for entertaining or guest use, games room, garaging, potential for further conversion (subject to planning).

ENTRANCE HALL 10' 7" x 9' 7" minus stairwell (3.23m x 2.92m) with traditional stable door.

KITCHEN 11' 5" x 9' 4" max (3.48m x 2.84m) fitted kitchen with solid wood worksurfaces; stainless steel sink and tiled splashbacks with views of formal gardens.

GAMES ROOM 24' 3" x 16' 7" (7.39m x 5.05m) complete with heated snooker table.

BAR/WORKSHOP 14' 1" x 10' 10" (4.29m x 3.3m) solid wood bar top; covered garage doors to change of use.

CLOAKROOM 11' 6" x 9' 4" (3.51m x 2.84m) double wooden doors to side.

WC 9' 4" x 3' 7" (2.84m x 1.09m) fitted with white suite including storage cupboards and low level wc.

FIRST FLOOR/CRAFT ROOM 21' x 15' 2" minus stairwell (6.4m x 4.62m) Velux windows leading on to balcony for far reaching views of the gardens and Trinity broad.

FURTHER OUTBUILDINGS Gym - stand alone building comprises of two rooms 15'5" x 11'10 and 11'10" x 8'11"
Boathouse - to house up to 3 boats
Tack Room/Bike Store - Canoe Store - Woodstore - Mower Shed - Greenhouse.

EXTERIOR - 1.3 acres of landscaped grounds including formal lawns, mature trees, and private woodland.
- Two ornamental ponds with water features and visiting swans, cygnets, and dragonflies.
- 80 metres private, non-tidal frontage with three moorings.
- Sweeping gravel driveway with ample parking.

LOCATION Main Road, Rollesby, Norfolk.
Positioned within the Norfolk Broads National Park, with direct access to Rollesby Broad, the property is within easy reach of Norwich and the North Norfolk Coast.

EPC rating D
Council Tax Band G
Full Oil Fired Central Heating
Freehold

VIEWING Strictly by appointment with the selling agents BYCROFT ESTATE AGENTS. Tel. .

DISCLAIMER While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

The approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.

Any references to garden sizes are approximate and subject to confirmation by a measured survey. A prospective purchaser is advised to arrange for their own land survey to be carried out.

Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalizing their offer to purchase.

THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS.