A stunning converted barn dating from the 18th Century situated in an unspoilt position standing in Gardens of 1.73 Acres overlooking twin Lakes

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1 Topcroft Norfolk

2 SIMPLY SUPERLATIVE With eye-catching good looks, abundant authentic character, stunning interiors, beautiful grounds and a good selection of large outbuildings, this former barn really does have it all. It s seriously impressive but feels homely and comfortable too a wonderful place in which to raise a family, entertain friends in style, work from home or run your own business. A real masterpiece, this must be viewed!

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5 A stunning converted barn dating from the 18th Century situated in an unspoilt position standing in Gardens of 1.73 Acres overlooking twin Lakes Five Bedrooms; Three Bath/Shower Rooms Three Receptions Wonderful open plan Breakfast Kitchen and Living Areas; Separate Utility Original character can be found throughout Extensive range of traditional outbuildings including a barn, a range of stabling with six loose boxes, outside stores, office and tack room ; Sand school Gardens and grounds extend in all to 1.73 acres The Accommodation extends to 3176sq.ft Energy Rating: F Breathtaking Beauty A very happy home to the current owners for over 20 years, this is no ordinary barn conversion. For starters, it dates right back to 1742 and was formerly part of neighbouring Topcroft Hall, yet it s not listed you have all the character and charm of a period building, with some glorious period features without the restrictions of the listing. Converted in the early 1990s, it s been continually updated and improved and today offers superb family friendly accommodation in stunning landscaped gardens. We d been looking for over a year when this came on the market, the owner explains, It didn t initially seem right but I happened to drive past one day and knew it was the one, even before seeing the interior! I called my husband and arranged a viewing fortunately when he saw it he felt the same way. And the rest is history! The couple raised their three children here and while it s now time for them to downsize and move on, it s clear this will be a difficult place to leave: Photographs can t convey how lovely it is. You turn in to the drive, past the twin lakes and mature trees, and the whole place has a real wow factor. Period Features, Plentiful Potential This place is perfect for a large family or even several generations of the same family. You could comfortably work from home here or even run a business from the outbuildings as the property benefits from high speed BT infinity 2 broadband. There s both space and scope to meet many needs. The main barn would make a wonderful annexe, subject to planning, or could be used as a games room. Inside, the kitchen is the heart of the home, refitted by the current owners using bespoke fittings from Mulberry of Beccles. There s a good size dining area in the room, as well as seating and a study, with doors leading out onto a large, south-facing terrace. The formal dining room has a very special touch a carved, oak fire surround that s around 400 years old and was reclaimed and adapted from a church. This is altogether a lovely room that has in the past been used as a sitting room. It s very light and spacious the owners have a baby grand in there and it doesn t dominate: We could sit in

6 that room all day looking out of the window towards the lake and willow tree, they smile. The other main reception, currently the sitting room, has another gorgeous fireplace, this time with a brick surround. The antique bricks are dated 1742 which is the year the barn is thought to have been built. Fun And Games The owners have made abundant memories in their time here. It s been brilliant for them as a family when the girls were younger they fenced off the lake so the children could run around and play in the garden. As they got older they loved to sunbathe on the large south-facing terrace or have sleepovers with friends. These days when the girls are all home, we enjoy long Sunday lunches in the dining room, catching up on each other s news. The owners often have their own friends to visit for weekends too, with garden parties and barbecues galore. They have a table tennis table in one of the outbuildings and have had a hot tub on the terrace in the past. Country And Clubs This is a very peaceful spot and particularly special in summer when the trees are in full leaf. The garden is enclosed so the owners can let their dogs out in the morning and the boisterous canines can run around safely and let off steam. There are stables here and there s enough land for a pony or two. The manege could be converted into a tennis court, or simply returned to grass: Although the girls use it for running laps when they re home, the owners laugh. There s a wonderful idyllic charm to the lifestyle here and that s enhanced by the friendly community. The village social club is just a short stroll down the road the owners joke that they re within stumbling distance but not close enough to be disturbed by any noise. The social club plays host to various groups and classes, including yoga and knitting, as well as having a well-priced bar at the weekends. There s cricket there in summer and it s lovely to sit out on a sunny, Sunday afternoon watching the village team play. The Accommodation The property is a beautiful period barn which is believed to date back to It has been sympathetically and imaginatively created from a former Grade II Listed timber framed barn with the conversion originally carried out in the early 1990s and was to an extremely high standard at the time with the use of high quality materials including oak and lead for windows to the west elevation, some of which are almost full length affording fine views from the main reception rooms over the garden and lakes beyond. The east elevation has some elegant windows and in all

7 the property has the feeling of a large period farmhouse. The property was occupied by the current owners in 1994 soon after it was converted with further improvements having been carried to out which include cobbling the courtyard to the rear and east and installing electrically operated gates on the road which are video controlled. The current owners also introduced a new oak kitchen with granite work surfaces in There are three wonderful reception rooms on the ground floor with the attractive sitting room with its full length sash windows, which overlook the enclosed courtyard garden. The focal point of the barn being the open plan breakfast kitchen and living areas faces west over the garden with French windows opening on to a paved terrace with two further full length windows in oak with lead lights. The breakfast kitchen has a pamment floor and a four oven Aga. A flagstone floor can be found in the main entrance hall along with an elegant staircase with barley twist bannisters rising to a galleried landing. The dining room sits adjacent and also faces west, this is a well-proportioned room with a large open fireplace and carved oak surround. On the first floor there is a spacious landing from which all bedrooms are accessed from including the large master bedroom with its en-suite completely re-fitted less than 12 months ago. There are an additional four double bedrooms and a second bathroom with an adjoining separate shower room. The Grounds You enter through electrically operated wrought iron gates with the home approached via a long drive which leads over a lake to a large gravel turning and parking area to the immediate front of the barn. To the southwest of the lake there is a large area of garden laid to lawn containing some fine, magnificent mature trees including horse chestnut and weeping willow, to the west there is a large fenced sand school. Adjacent to the house to the north-east there is a brick paved terrace which overlooks a large expanse of formal lawned garden which leads down to the lake. To the rear of the house there is the delightful mostly south facing cobbled paved courtyard garden beyond which is a range of traditional farm buildings. Within the main barn there is extensive Loddon stabling which are divided into loose boxes. There is also an external office along with ample storage/workshop space. These farm buildings offer scope for conversion into ancillary accommodation subject to the usual planning consents. Adjoining the house there is a timber framed barn providing ample car parking space. All the outbuildings have light and power connected. In all the gardens and grounds extend to 1.73 acres. Agents Note Please refer to the floorplan for layout of the accommodation of the main barn as well as its associated outbuildings. Services mains water, electric, private drainage via septic tank, OFCH South Norfolk District Council Band G On the doorstep Topcroft is a small picturesque village that boasts the church of St Margaret, one of only 124 existing round-tower churches in Norfolk. There is also a cricket club/social club where they hold many large events including balls. Hempnall is only 2 miles away with its village shop and post office plus Hempnall Primary School, a local vets surgery and a village Hall.

8 How far is it to Topcroft is approximately 7.5 miles from the thriving market town of Bungay which has many restaurants, cafes and bars, antique shops, specialist boutiques and a theatre plus a modern indoor swimming pool and a weekly market on Thursdays. Norwich is located approximately 13 miles north with its wide range of leisure and cultural facilities as well as a main line rail link to London Liverpool Street and an international airport. The De Vere Dunston Hall Hotel is within easy access off the A140 offering over 150 acres of parkland, a spa, sauna and a fitness suite, while golfers will enjoy the championship golf course. The attractive market town of Diss is approximately 17 miles south west of Topcroft with its large variety of shops, auction house and museum. It too boasts a main line rail link to London Liverpool Street with a journey time of 1 hour and 30 minutes. Try for more information. Directions Leave Norwich on the B1132 Bungay Road, continue through Poringland and by-passing Kirstead. Continue past Woodton village school on the right. After approximately 0.8 miles turn right signposted Bedingham 1 mile, following this lane past Bedingham Church on the right and crossing over a ford, the road then bears to the left signposted Topcroft Street. The drive to the property will be found on the left hand side after about a mile entering through electric operated wrought iron gates. Norfolk Country Properties. Registered in England and Wales No Registered Office - 15B Regatta Quay, Key Street, Ipswich, Suffolk IP4 1FH copyright 2016 Fine & Country Ltd.

9 Agents notes: All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. * These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent. Printed

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11 FINE & COUNTRY Fine & Country is a global network of estate agencies specialising in the marketing, sale and rental of luxury residential property. With offices in the UK, Australia, Egypt, France, Hungary, Namibia, Portugal, Russia, South Africa, Spain, The Channel Islands, United Arab Emirates and West Africa we combine the widespread exposure of the international marketplace with the local expertise and knowledge of carefully selected independent property professionals. Fine & Country appreciates the most exclusive properties require a more compelling, sophisticated and intelligent presentation - leading to a common, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property. This unique approach to luxury homes marketing delivers high quality, intelligent and creative concepts for property promotion combined with the latest technology and marketing techniques. We understand moving home is one of the most important decisions you make; your home is both a financial and emotional investment. With Fine & Country you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible. 6

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