Broomhill House
Baconsthorpe, Holt, Norfolk, NR25 6LQ
Guide Price
£1,050,000
Residential Tags: Georgian, Manor House
Property Tags: Feed in Tariff, Holiday Cottage, Solar Energy
Land Tags: Paddock
Summary Details
- First Marketed: Oct 2022
- Removed: Date Not Available
- Residential Tags: Georgian, Manor House
- Property Tags: Feed in Tariff, Holiday Cottage, Solar Energy
- Land Tags: Paddock
A beautifully presented 3-4 bed property with established income potential from separate one bedroom annexe. Situated in Baconsthorpe in a stunning rural location within 2.7 acres (stms) of gardens and grounds. With double garage, gym and large agricultural store. Close to Holt and Greshams school.
__________
GROUND FLOOR MAIN HOUSE
- Entrance porch
- Reception hall
- Barn drawing/dining room
- Breakfast room
- Sitting room
- Kitchen
- Garden room
- Back hallway/utility
- WC
__________
FIRST FLOOR MAIN HOUSE
- Galleried landing
- Galleried study/ guest bedroom four
- 3 double bedrooms
- 2 shower rooms
__________
DETACHED LODGE ANNEXE
- Open plan kitchen/dining/sitting room
- Double bedroom
- En suite bathroom with bath and separate shower
- Newly converted in 2017/18
__________
OTHER
- Oil fired central heating to main house, air source heat pump to annexe
- Solar panels with feed in tariff and Tesla battery for very efficient and cost-effective electricity
- Reroofed in 2021
- Extensive renovation undertaken by current vendors
- High quality insulation, modern hardwood double-glazed windows, rewired, replumbed
- Great walks on the doorstep
- Excellent water pressure from three hundred litre booster tank
- Established right of use for access road with informal shared maintenance costs between four properties
__________
OUTSIDE
- Three bay garage (one bay used as gym/home office)
- Large Nissen hut agricultural store
- Established herbaceous borders and south/west facing terrace
- Large lawned areas of garden that offer potential for paddocks if required
__________
DRIVING DISTANCES (approx.)
- Holt 4 miles
- Sheringham and the coast 6.3 miles
- Norwich 23 miles ( International airport and mainline trains to London Liverpool Street)
- Aylsham 9.8 miles
__________
SITUATION
Broomhill House sits in a lovely rural location, tucked down an unmade lane on the edge of Baconsthorpe; a small pretty village situated just four miles from the centre of the market town of Holt. Village facilities include a popular village hall offering a venue for a pop-up pub, monthly quiz nights, social gatherings etcetera. There is also St Mary’s Church and the ruins of Baconsthorpe Castle, a former fortified manor house originally built in the 15th century on the site of a former manor hall.
The Georgian market town of Holt is renowned for its attractive street frontages and for its wide and eclectic range of independent shops cafes and bars. Amenities include a supermarket, primary school, doctors’ surgery, dentists, bank and post office. Holt is also home to Gresham’s pre-prep, prep, and senior schools, founded in 1555.
There is a buzz in the air in North Norfolk and the surrounding area enjoys everything on offer from locally sourced butchers, fishmongers and farmers markets to artisan bakers, cool coffee shops, restaurants, delicatessens, up-market farm shops and art galleries.
Access to the coast is only six miles to the north at Weybourne, famous for its golden beaches and to the west the marshes and bird reserves. These are Areas of Outstanding Natural Beauty (AONBs) with one of the best bird reserves in Europe and a wide variety of other leisure pursuits available such as sailing, seal watching, golf at Sheringham or Cromer and walking the Norfolk Coastal path. There are saltmarshes, long sandy or pebble beaches, creeks and the quintessential north Norfolk wide, open skies.
The coastal town of Sheringham is about 6 miles away with further local services including ‘The Reef’ a brand-new leisure facility and rail network connection to Norwich with onward connections to London Liverpool Street.
__________
DESCRIPTION
Bought by the present owners in 2014 Broomhill House has undergone significant improvements that have resulted in a home and annexe that are well insulated and surprisingly cost effective to run.
This has been achieved by the vendors installing solar panels on the garage roof, which still benefit from a feed in tariff and with the Tesla battery system stores the energy produced and its intelligent technology ensures the battery level is boosted in preparation for power cuts.
This means that last year their total energy costs for the lodge and house were only in the region of £350, however this will of course be more in the current climate, but still greatly helped.
The main house is a combination of brick, flint and timber cladding, with various extensions having been added over the years, a plaque is dateed 1844 but it is believed that the barn which is incorporated into the living space and original cottage predates this.
The half glazed front door opens to an entrance porch, boot room area, with a further door to the hallway with stairs leading up and a useful under stair storage cupboard. To your right folding doors open to the barn, a charming double aspect space, half vaulted with a galleried room above. There are exposed brick and flint walls on either side and original beams add character. Karndean classic oak flooring runs throughout the room. The main focus is a large wood burning stove which not only provides a focal point but helps to send warmth throughout the house.
There is a small south facing breakfast room, with an original fireplace that is currently not used for an open fire as the chimney has been sealed off, this however could be reinstated. Beyond the breakfast room, a cosy sitting room has south aspect and a woodburning stove in the original fireplace.
On the north side of the house and leading off the breakfast room is the kitchen which is fitted with a range of shaker style base and wall units with integrated electric Bosch oven, hob and extractor fan above. There is space for a half size dishwasher and a large fridge freezer.
To the west of the house a back hallway has quite restricted head height, this room doubles as a utility area with a door to the garden and terrace and there is a separate ground floor WC leading from here.
A further, more recently added garden room, has triple aspect with nice garden views and French doors leading to the terrace.
Taking the stairs to the galleried landing above, on your left is the upstairs part of the barn a half galleried characterful room that is currently used as a study but could be a fourth bedroom.
There is a good-sized landing which could equally double as a workspace and three further double bedrooms on this level, each with lovely views over the garden, one is currently used as a dressing room with a whole wall of fitted cupboards. Two nicely fitted shower rooms complete the accommodation with showers, white sanitary wear and one with a heated towel rail.
The Accoya clad lodge annexe is located in the grounds of the property, converted to living space in 2017/18 it has been very well insulated and heated with an air source heat pump and electric underfloor heating throughout. It sits away from the main house with its own area of parking and a private south facing garden that overlooks open countryside.
Currently holiday let only during about 25 weeks in the spring and summer months through Airbnb and Glaven Valley Website it is usually brings in about £13,000 income and it offers potential for more if the lettings were all year round. The vendors do all the changeovers themselves, so their costs are minimal.
The planning allows holiday letting and annex use only, not long let rental accommodation or for it to be sold away from the main house. It is separately council taxed.
The accommodation comprises of an open plan kitchen, dining sitting room with Karndean classic oak flooring and triple aspect. A vaulted ceiling with exposed beams and wood burning stove provide character and added warmth. French doors open to the south facing terrace and the kitchen is fully fitted with a range of shaker style kitchen units and island/breakfast bar with Montellier propane gas cooker, large fridge freezer and space for a ½ size dishwasher.
The lodge has one large double bedroom with fitted wardrobe space and an ensuite bathroom with bath, shower, heated towel rail and white sanitary wear.
OUTSIDE
The property sits about a third of a mile down a lane which is shared by three other properties. This is also a footpath leading through to the Hempstead Road, perfect for lovely walks on the doorstep. The four properties all informally share the upkeep of any repairs, but we are told that the lane is not owned by anyone.
Sitting within about 2.7 acres (stms) of land, there are five separate 5-bar gate entrances to the land from the lane. A gravelled drive leads to a parking area and a triple bay garage building, this has been modified to offer two parking areas with storage above and a separate gym area with glazed French doors, this could easily also be a home office.
Also on the site, an original Nissen hut provides a large agricultural//storage building.
On the west side of the main house there is a generous sandstone paved terrace and immediately around the house some herbaceous borders filled with a variety of plants including roses, lavender, Japanese anemone , rosemary and dahlia to name a few.
The rest of the land is laid to lawn with some established and newly planted trees, it rises up from the house and offers lots of possibilities of use from paddocks to pools or tennis courts, subject to any necessary planning consents. Open countryside surrounds the site on all sides.
This is a special location and property which also offers potential for further extension, to create a bigger kitchen for family living, again subject to planning.
__________
LOCAL AUTHORITY
North Norfolk District Council- Band D and A
__________
SERVICES
Mains electricity, solar panels, mains water and private drainage. Oil fired central heating in house and bottle gas for annex cooker.
__________
TENURE
Freehold
_________
DIRECTIONS
From Holt take the A148 towards Cromer and before leaving the town on the dual carriageway turn right onto the Hempstead Road, proceed to Hempstead village and through to Baconsthorpe. Turn right into Ashtree Lane and then left at the T junction with School Lane, proceed until you see the water tower on your right and turn right onto Long Lane just before the water tower. The property is the last on your right about 0.4 mile down this lane.
__________
DATE DETAILS PRODUCED
October 2022
__________
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; we would politely ask you discuss with our staff if there is any point of particular importance to you, before you make arrangements to visit or plan a viewing appointment.
8. Viewings are strictly by prior appointment.
Marketed by: Jackson-Stops, Burnham Market
__________
GROUND FLOOR MAIN HOUSE
- Entrance porch
- Reception hall
- Barn drawing/dining room
- Breakfast room
- Sitting room
- Kitchen
- Garden room
- Back hallway/utility
- WC
__________
FIRST FLOOR MAIN HOUSE
- Galleried landing
- Galleried study/ guest bedroom four
- 3 double bedrooms
- 2 shower rooms
__________
DETACHED LODGE ANNEXE
- Open plan kitchen/dining/sitting room
- Double bedroom
- En suite bathroom with bath and separate shower
- Newly converted in 2017/18
__________
OTHER
- Oil fired central heating to main house, air source heat pump to annexe
- Solar panels with feed in tariff and Tesla battery for very efficient and cost-effective electricity
- Reroofed in 2021
- Extensive renovation undertaken by current vendors
- High quality insulation, modern hardwood double-glazed windows, rewired, replumbed
- Great walks on the doorstep
- Excellent water pressure from three hundred litre booster tank
- Established right of use for access road with informal shared maintenance costs between four properties
__________
OUTSIDE
- Three bay garage (one bay used as gym/home office)
- Large Nissen hut agricultural store
- Established herbaceous borders and south/west facing terrace
- Large lawned areas of garden that offer potential for paddocks if required
__________
DRIVING DISTANCES (approx.)
- Holt 4 miles
- Sheringham and the coast 6.3 miles
- Norwich 23 miles ( International airport and mainline trains to London Liverpool Street)
- Aylsham 9.8 miles
__________
SITUATION
Broomhill House sits in a lovely rural location, tucked down an unmade lane on the edge of Baconsthorpe; a small pretty village situated just four miles from the centre of the market town of Holt. Village facilities include a popular village hall offering a venue for a pop-up pub, monthly quiz nights, social gatherings etcetera. There is also St Mary’s Church and the ruins of Baconsthorpe Castle, a former fortified manor house originally built in the 15th century on the site of a former manor hall.
The Georgian market town of Holt is renowned for its attractive street frontages and for its wide and eclectic range of independent shops cafes and bars. Amenities include a supermarket, primary school, doctors’ surgery, dentists, bank and post office. Holt is also home to Gresham’s pre-prep, prep, and senior schools, founded in 1555.
There is a buzz in the air in North Norfolk and the surrounding area enjoys everything on offer from locally sourced butchers, fishmongers and farmers markets to artisan bakers, cool coffee shops, restaurants, delicatessens, up-market farm shops and art galleries.
Access to the coast is only six miles to the north at Weybourne, famous for its golden beaches and to the west the marshes and bird reserves. These are Areas of Outstanding Natural Beauty (AONBs) with one of the best bird reserves in Europe and a wide variety of other leisure pursuits available such as sailing, seal watching, golf at Sheringham or Cromer and walking the Norfolk Coastal path. There are saltmarshes, long sandy or pebble beaches, creeks and the quintessential north Norfolk wide, open skies.
The coastal town of Sheringham is about 6 miles away with further local services including ‘The Reef’ a brand-new leisure facility and rail network connection to Norwich with onward connections to London Liverpool Street.
__________
DESCRIPTION
Bought by the present owners in 2014 Broomhill House has undergone significant improvements that have resulted in a home and annexe that are well insulated and surprisingly cost effective to run.
This has been achieved by the vendors installing solar panels on the garage roof, which still benefit from a feed in tariff and with the Tesla battery system stores the energy produced and its intelligent technology ensures the battery level is boosted in preparation for power cuts.
This means that last year their total energy costs for the lodge and house were only in the region of £350, however this will of course be more in the current climate, but still greatly helped.
The main house is a combination of brick, flint and timber cladding, with various extensions having been added over the years, a plaque is dateed 1844 but it is believed that the barn which is incorporated into the living space and original cottage predates this.
The half glazed front door opens to an entrance porch, boot room area, with a further door to the hallway with stairs leading up and a useful under stair storage cupboard. To your right folding doors open to the barn, a charming double aspect space, half vaulted with a galleried room above. There are exposed brick and flint walls on either side and original beams add character. Karndean classic oak flooring runs throughout the room. The main focus is a large wood burning stove which not only provides a focal point but helps to send warmth throughout the house.
There is a small south facing breakfast room, with an original fireplace that is currently not used for an open fire as the chimney has been sealed off, this however could be reinstated. Beyond the breakfast room, a cosy sitting room has south aspect and a woodburning stove in the original fireplace.
On the north side of the house and leading off the breakfast room is the kitchen which is fitted with a range of shaker style base and wall units with integrated electric Bosch oven, hob and extractor fan above. There is space for a half size dishwasher and a large fridge freezer.
To the west of the house a back hallway has quite restricted head height, this room doubles as a utility area with a door to the garden and terrace and there is a separate ground floor WC leading from here.
A further, more recently added garden room, has triple aspect with nice garden views and French doors leading to the terrace.
Taking the stairs to the galleried landing above, on your left is the upstairs part of the barn a half galleried characterful room that is currently used as a study but could be a fourth bedroom.
There is a good-sized landing which could equally double as a workspace and three further double bedrooms on this level, each with lovely views over the garden, one is currently used as a dressing room with a whole wall of fitted cupboards. Two nicely fitted shower rooms complete the accommodation with showers, white sanitary wear and one with a heated towel rail.
The Accoya clad lodge annexe is located in the grounds of the property, converted to living space in 2017/18 it has been very well insulated and heated with an air source heat pump and electric underfloor heating throughout. It sits away from the main house with its own area of parking and a private south facing garden that overlooks open countryside.
Currently holiday let only during about 25 weeks in the spring and summer months through Airbnb and Glaven Valley Website it is usually brings in about £13,000 income and it offers potential for more if the lettings were all year round. The vendors do all the changeovers themselves, so their costs are minimal.
The planning allows holiday letting and annex use only, not long let rental accommodation or for it to be sold away from the main house. It is separately council taxed.
The accommodation comprises of an open plan kitchen, dining sitting room with Karndean classic oak flooring and triple aspect. A vaulted ceiling with exposed beams and wood burning stove provide character and added warmth. French doors open to the south facing terrace and the kitchen is fully fitted with a range of shaker style kitchen units and island/breakfast bar with Montellier propane gas cooker, large fridge freezer and space for a ½ size dishwasher.
The lodge has one large double bedroom with fitted wardrobe space and an ensuite bathroom with bath, shower, heated towel rail and white sanitary wear.
OUTSIDE
The property sits about a third of a mile down a lane which is shared by three other properties. This is also a footpath leading through to the Hempstead Road, perfect for lovely walks on the doorstep. The four properties all informally share the upkeep of any repairs, but we are told that the lane is not owned by anyone.
Sitting within about 2.7 acres (stms) of land, there are five separate 5-bar gate entrances to the land from the lane. A gravelled drive leads to a parking area and a triple bay garage building, this has been modified to offer two parking areas with storage above and a separate gym area with glazed French doors, this could easily also be a home office.
Also on the site, an original Nissen hut provides a large agricultural//storage building.
On the west side of the main house there is a generous sandstone paved terrace and immediately around the house some herbaceous borders filled with a variety of plants including roses, lavender, Japanese anemone , rosemary and dahlia to name a few.
The rest of the land is laid to lawn with some established and newly planted trees, it rises up from the house and offers lots of possibilities of use from paddocks to pools or tennis courts, subject to any necessary planning consents. Open countryside surrounds the site on all sides.
This is a special location and property which also offers potential for further extension, to create a bigger kitchen for family living, again subject to planning.
__________
LOCAL AUTHORITY
North Norfolk District Council- Band D and A
__________
SERVICES
Mains electricity, solar panels, mains water and private drainage. Oil fired central heating in house and bottle gas for annex cooker.
__________
TENURE
Freehold
_________
DIRECTIONS
From Holt take the A148 towards Cromer and before leaving the town on the dual carriageway turn right onto the Hempstead Road, proceed to Hempstead village and through to Baconsthorpe. Turn right into Ashtree Lane and then left at the T junction with School Lane, proceed until you see the water tower on your right and turn right onto Long Lane just before the water tower. The property is the last on your right about 0.4 mile down this lane.
__________
DATE DETAILS PRODUCED
October 2022
__________
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; we would politely ask you discuss with our staff if there is any point of particular importance to you, before you make arrangements to visit or plan a viewing appointment.
8. Viewings are strictly by prior appointment.
Marketed by: Jackson-Stops, Burnham Market
Land Registry Data
- No historical data found.