Woodbastwick Road, Blofield, Norwich, NR13

Blofield House & Blofield Cottage form a distinguished country estate set within 18.33 acres. The Georgian main house offers elegant period features and spacious rooms, while the cottage provides flexible additional accommodation, ideal for guests or multi-generational living in a private setting. Blofield House offers superb leisure facilities, including an outdoor swimming pool and a well-maintained tennis court, both set within the expansive landscaped grounds and providing excellent opportunities for relaxation, recreation and enjoyment.
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GROUND FLOOR

- Reception hall
- Drawing room
- Sitting room
- Dining room
- Study
- WC
- Inner hallway
- Kitchen
- Breakfast room
- Utility room
- Family room
- Boot room
- Further WC
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FIRST FLOOR

- Main bedroom with dressing room & en suite
- Two further en suite bedrooms
- Four further bedrooms
- Bathroom
- Shower room
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SECOND FLOOR

- Bedroom
- Store room
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OTHER

- Cellar
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OUTSIDE

- Electric gated entrance
- Parkland
- Paddocks
- Landscaped gardens
- Kitchen garden
- Greenhouse & polytunnel
- Terrace
- Summerhouse
- Swimming pool
- Hard tennis court
- Outbuildings
- Garaging
- Workshop
- Gardens & grounds in all approx. 18.33 acres (stms)
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BLOFIELD HOUSE COTTAGE

- Sitting room
- Kitchen
- Three bedrooms
- Shower room
- Walled garden
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ADDITIONAL FEATURES

Utilities

- Water supply: Mains
- Electricity: Mains and PV panels
- Oil: Private supply
- Heating: Boiler & Air source in Blofield Cottage
- Drainage: Mains
- Broadband connection: FTTC/FTTP/Other
- Parking: Off road & garage
- EV charge point:

Rights and Restrictions

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

Risks
- Flooded in last 5 years: No
- Flood defences: No
- Source of flood: No
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TENURE & LAND REGISTRY

Freehold
Land Registry TBC
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LOCAL AUTHORITY

Broadland District Council
Blofield House - Band - G
The Cottage – Band - A
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EPC RATING

Blofield House - EPC - D
The Cottage - EPC - A
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GROUND FLOOR

Blofield House is an exceptional Georgian country residence, beautifully positioned within approximately 18.33 acres (STMS) of mature, landscaped grounds. Sympathetically modernised to an impressive standard, the house blends period charm with refined contemporary living. It is approached via an elegant, sweeping gravel driveway, leading to a wonderfully private setting well back from the road.

The property displays an abundance of classic Georgian architectural detailing, including sash cord windows with shutters, panelled doors, exquisite marble fireplaces, ornate cornicing, picture rails and traditional cast-iron radiators. At the heart of the home, a magnificent sweeping staircase illuminated by a substantial roof lantern provides a dramatic focal point within the reception hall and immediately sets the tone for the elegance that unfolds throughout the house.

Upon entering the impressive reception hall, the drawing room lies to the left. This beautifully proportioned room enjoys dual-aspect sash windows that flood the space with natural light, while a wood-burning stove set within a marble fireplace creates a warm and inviting atmosphere—an ideal setting for both entertaining and relaxing. Returning to the hallway, the sitting room can be found to the left also. Also, dual aspect, this refined room features double doors opening onto the stunning gardens and an open fire framed by another marble fireplace, offering a perfect blend of comfort and sophistication.

The large kitchen/dining room provides an outstanding space for family gatherings and entertaining. This superb room is fitted with a bespoke hand-painted kitchen, complete with an AGA, integrated dishwasher and space for a freestanding fridge/freezer. Generously sized and filled with natural light, the room benefits from double doors leading out to the patio, creating an effortless connection to the gardens beyond.

In addition to the principal reception rooms, the ground floor also includes several versatile spaces currently arranged by the owners as an office, study and cinema room. A substantial boot room and utility room provide excellent practical storage, and there are also two cloakrooms (W.C.s) completing the accommodation on this level. There is also access from the hallway down to the cellar.
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FIRST FLOOR

The first-floor landing is beautifully flooded with natural light from the striking roof lantern, creating a bright and welcoming central space. The principal bedroom benefits from a dual-aspect outlook and includes a well-appointed en-suite bathroom, complemented by an attractive fitted dressing room. Adjacent to the principal suite is a further bedroom, conveniently served by a nearby bathroom. A short flight of steps leads to five additional generously proportioned bedrooms, two of which feature en-suite facilities, while the remaining three are served by a well-appointed family bathroom. These five bedrooms and bathrooms are accessed via a separate staircase also, providing both privacy and flexibility for family living or accommodating guests.
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SECOND FLOOR

The second floor provides a versatile additional room, currently used by the owners as a dressing area, which could easily serve as a bedroom or an ideal study. A separate storage room is also located on this level, offering practical and flexible accommodation options.
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OUTSIDE

Set within approximately 18.34 acres (stms) of beautifully curated grounds, Blofield House is approached through striking electric gates that open to a sweeping gravel driveway, creating an immediate sense of arrival and providing a memorable first impression. The house is enveloped by expansive formal lawns and a magnificent collection of mature trees, ensuring exceptional privacy and tranquillity.

To the south, elegant, clipped box hedging frames a broad, gently rolling lawn, while to the west, a charming terrace and pergola form an exquisite setting for alfresco dining and summer gatherings. Meandering gravel pathways weave through richly stocked borders, leading the way towards the property’s superb leisure amenities.

A formal lawn opens onto the swimming pool enclave, featuring a heated, kidney-shaped pool surrounded by stone terracing, cottage-style planting, a delightful summerhouse, and mature boundary hedging. Beyond lies a full-size hard tennis court, discreetly positioned within the landscape.

The remaining acreage unfolds as parkland and paddocks, offering versatility for equestrian use, recreation, or rewilding, tailored to individual lifestyle needs. To the north, a highly productive kitchen garden includes a greenhouse, polytunnel, and solar panels, perfect for those seeking a sustainable, home-grown way of living.

A superb collection of outbuildings enhances the estate, comprising an impressive studio/gym with solar panels, tractor barns with sliding doors, additional equipment storage, garaging, and a well-appointed workshop.

Blofield House presents an exceptional opportunity to enjoy refined country living in magnificent surroundings—where every detail of the grounds has been thoughtfully designed to balance beauty, privacy, and practicality.
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BLOFIELD HOUSE COTTAGE

Blofield House Cottage is an exquisite, self-contained single-storey conversion offering three beautifully appointed bedrooms and exceptional contemporary comfort. Designed with an emphasis on light and space, the cottage features a magnificent vaulted, dual aspect sitting room, where double doors open directly onto the enchanting walled garden.

The modern, well-equipped kitchen provides stylish functionality, while the three bedrooms are arranged to offer flexibility for guests, family or home-working. A sleek, contemporary shower room completes the accommodation, finished to an excellent standard. The current owners let the property out for short term lettings.

The cottage’s private walled garden is a true highlight: thoughtfully landscaped with lush planting, structured block pathways and a terrace ideal for alfresco dining. A charming, covered seating area creates an inviting spot for relaxation throughout the seasons.
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SITUATION

The property is situated within this highly sought-after Broadland village and located just a few miles east of the Cathedral City of Norwich. The village is very well served with local schooling, doctors, dentist, numerous shops, a post office, local pub, and two nearby train stations (Brundall & Brundall Gardens) with regular services to Norwich and Great Yarmouth. Cremer’s Meadow County Wildlife Site is a short distance from the property and Strumpshaw Fen Bird Sanctuary is only one and a half miles away. The local marina, home of Broom Boat builders offers private moorings and a number of private hire companies, offering day boat hire - ideally placed to explore the local water ways and visit some of the many waterside pubs. Sitting just north of Brundall, Blofield is ideally placed to offer easy access directly onto the A47.

Norwich has a vibrant business community and as the regional centre, has an extensive range of cultural and leisure facilities, including the Norwich City football club, The Theatre Royal, the riverside leisure development, complete with cinema and numerous restaurants and pubs. The city is well known for its excellent shopping with a combination of independent retailers along with a number of premium department stores. The University of East Anglia is situated to the south-west of the city; there is a teaching hospital and several business parks. Norwich has an excellent range of schools in both the state and private sector. The city has a mainline railway station with a regular service to London and there is an International Airport just to the north of the city.

The North Norfolk Coast and the Norfolk Broads National Park are both within easy driving distance whilst there are a number of golf courses and other leisure facilities in the area.
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DRIVING DISTANCES (approx.)

- Norwich Train Station 7.6 miles
- Norwich Airport 10.3 miles
- Horning 8.8 miles
- Waxham 18.8 miles
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WHAT3WORDS

We highly recommend the use of the what3words website/app. This allows the user to locate an exact point on the ground (within a 3-metre square) by simply using three words.

///bowhead.ushering.points
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AGENTS NOTE

Blofield has an outdoor swimming pool, please take caution with children.
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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; if there is any point of particular importance to you, we ask you to discuss this with us before you make arrangements to visit or request a viewing appointment.

8. Viewings are strictly by prior appointment through Jackson-Stops.
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DATE DETAILS PRODUCED

December 2025