GUIDE PRICE £900,000 - £950,000
Roxes Farm is located on the fringe of the mid-Norfolk village East Tuddenham, in a delightful semi-rural position and accessed via a long tree lined driveway, offering an excellent degree of seclusion and a great approach to the property. First impressions are delightful, wonderful grounds approaching five acres (sts) begin to reveal themselves, with a sweeping gravelled driveway intersecting the front lawn, leading to the well-proportioned farmhouse and neighbouring red brick barns. Roxes Farm is thought to date from the 18th century and was at the time two cottages, it has been sympathetically combined and extended over the past two hundred years, to create a well-appointed and versatile home, which lends itself well to today's modern living requirements. Retaining much original character throughout, the property embodies a quintessentially British country home with a broad range of stunning features to be enjoyed.

More recently, the current owners have embarked upon a journey of improvements to the property including re-roofing of barns, re-wiring the farmhouse and outbuildings, in addition to installing a new hot water and central heating boiler. Full planning permission to convert barns to living accommodation and link to the main house with a single storey extension has been granted. Further information can be found via the Breckland Planning Portal Ref. 3PL/2008/0800/F

Currently, the main home briefly comprises, entrance hall, sitting room with woodburning stove, living room with a stunning inglenook fireplace and inset woodburning stove, kitchen with AGA, open plan into a garden/dining room, utility/boot room and downstairs shower room.

On the first floor you will discover four bedrooms and a family bathroom. The heating and hot water is oil fired having been re-plumbed and a replacement boiler recently installed. The majority of the windows are secondary double glazed.
 

OUTSIDE The more formal gardens wrap around the farmhouse and are mainly laid to lawn. Across the shingled driveway to the front, is a pleasant enclosed vegetable garden with a selection of raised beds. To the rear boundary, backing onto the neighbouring Mock Beggar Hall, features a high brick wall providing a wonderfully sheltered setting.

To the rear of the house/barn a secluded courtyard with power and lighting is bounded by brick and flint walls and is the perfect spot for entertaining and alfresco dining. Double doors open out from the garden/dining room of the house towards this space.

OUTBUILDINGS, MENAGE & PADDOCKS

A broad range of outbuildings are on offer, aside from the afore mentioned red brick barn. These include two hardstanding timber stable blocks, a substantial steel framed Dutch barn and a block built former piggery which is ideal as a feed store/tack room. Each of these buildings has recently been re-wired providing power/lighting. An over-sized all-weather menage measures approximately 50mx20m. Post and rail paddocks total approximately 3.5 acres (sts) with two field shelters and there is good off road riding locally including access to bridleways.
 

EAST TUDDENHAM East Tuddenham is a village situated in the heart of the Norfolk countryside. There is a village hall with a social club, full size snooker table and two outdoor tennis courts. The bustling market town of Dereham is approximately 10 miles away and the City of Norwich is approximately 11 miles away. The village is also fortunate to have many public footpaths and local walks including a 12 mile walk for ramblers. Barnham Broom and Mattishall are both close by with access to primary schools, doctors surgery and post offices. 

SERVICES CONNECTED Mains electricity with three phase, mains water. Septic tank drainage. Oil fired central heating. Telephone, broadband and Sky TV connections. 

COUNCIL TAX Band E. 

ENERGY EFFICIENCY RATING E. Ref:- 0670-3009-5201-6739-3200
To retrieve the Energy Performance Certificate for this property please visit and enter in the reference number above. Alternatively, the full certificate can be obtained through Sowerbys.  

PROPERTY REFERENCE 36654