A beautifully presented 4-bedroom Grade II listed barn conversion with garden and private parking. Situated within a group of six barns at Culpits Farm, formerly part of the Melton Constable Estate. Ideally located for Holt and within easy access of the North Norfolk Heritage Coast.
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GROUND FLOOR

- Large open plan kitchen/dining/family room
- Utility room
- Hall
- Double bedroom
- Study/double bedroom 5
- Bathroom
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FIRST FLOOR

- Main bedroom with dressing area and en suite bath and shower room
- 2 further large double bedrooms with en suite bathrooms
- Galleried landing
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OTHER

- Original features
- Great walks on the doorstep
- Income potential from holiday letting
- Underfloor heating on ground floor, radiators upstairs
- Alarm system
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OUTSIDE

- Enclosed private parking for several cars
- Wood store
- Garden
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DRIVING DISTANCES (approx.)

- The coast at Blakeney 10 miles
- Holt 6.5 miles
- Fakenham 10.5 miles
- King’s Lynn (mainline London King’s Cross 1hr 40 mins) and Cambridge – 31 miles
- Norwich 22 miles
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SITUATION

Partridge Barn is one of six converted barns at Culpits Farm, formerly the stud for Melton Constable Hall. Situated at the end of a long driveway and surrounded by open countryside it lies around half a mile to the south of the village of Melton Constable in North Norfolk.

Melton Constable is a small village with good independent food shops including butchers, a general store/post office, Sidings artisan bakery and cafe and a garage. The village also has a primary school and a doctor's surgery.
Developed in the 1880s as a railway town, Melton Constable was at the junction of four railway routes crossing Norfolk, one of these former routes runs right past the barns.
The picturesque market town of Holt is a short drive away and is renowned for its attractive street frontages, Greshams Schools and a wide range of independent shops and boutiques.

There is a buzz in the air as the region 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.

The town of Fakenham also offers schooling for all ages, medical centres, supermarkets, pubs and restaurants, garages and a cinema. Fakenham is transformed by its weekly market, with a farmer's market monthly and at least 12 race days a year held at Fakenham Racecourse - one of the finest national hunt racecourses in the country.
There are mainline train stations at Norwich (to Liverpool St), Kings Lynn (to Kings Cross) and Downham Market (Kings Lynn line). The cathedral city of Norwich is renowned for its shopping and cultural facilities and also benefits from an international airport.

An Area of Outstanding Natural Beauty, the North Norfolk coast is easily accessible, with one of the best bird reserves in Europe and a wide variety of other leisure pursuits available such as sailing, golf, seal watching and walking along the Norfolk Coastal pathways. There is so much to explore: long sandy beaches, creeks, saltmarshes and the quintessential and much painted North Norfolk wide, open skies!

DESCRIPTION

Partridge barn is believed to date from the 19th Century and is constructed of traditional mellow brick with corrugated clay pantile roof and painted wooden window and doors.

French doors set within a large expanse of double height glazing open into a spectacular vaulted and spacious family living space with oak flooring running though out.

The kitchen area is beautifully fitted with a high shine contemporary kitchen with base and wall units and a breakfast bar/island breaking up the workspace from the rest of the room. Integrated appliances include a fridge and freezer, and Neff dishwasher, electric oven, microwave and hob.

There is plenty of space in this family room for dining and then a very generous seating area with a contemporary wood burning stove providing a great focus point.

A separate utility room near to the kitchen houses the oil-fired boiler, a range of fitted units, sink and space and plumbing for washing machine and tumble dryer.

Leading from the family room into an inner hallway, there is space here for a small study area, book shelving etc. Oak stairs lead up to the first floor.

There are two further rooms on the ground floor, one currently used as the 4th bedroom and one is used as a study, however the accommodation use is very flexible and it could make a great playroom, snug area if required.

Also on the ground floor, a bathroom with bath with shower over, WC, contemporary vanity unit and heated towel rail.

The first-floor landing is galleried with a glazed balustrade looking down to the family room below, from here you access the main bedroom, a spacious vaulted room with dressing area, fitted cupboards and generous en suite with bath and separate walk-in shower. Like all the bathrooms in the barn it is fitted out with stylish Porcelanosa sanitary wear.

There are 2 further large bedrooms, again both have vaulted ceilings and stylish Porcelanosa en suites with bath and shower over.

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OUTSIDE

The property benefits from a generous fully enclosed area of gravelled parking and the house is accessed from here via the garden.

Bordered on one side by the wall of the neighbouring barn and enclosed by mainly laurel hedging and a newer section of beech hedging which is getting established, the garden is mainly laid to lawn with a walnut tree and flowering cherry.

There is a small area of paving outside the front entrance.

The barns offer easy access to a public footpath that officially runs through the bottom of the garden, however this is hardly used as most walkers follow the driveway, a permissive path past the barns. This walk leads onto the beautiful surrounding countryside, great walks right on your doorstep.

Partridge Barn is currently a very comfortable full-time home, but it would also make a brilliant holiday let/second home with easy access to the coast and all that this beautiful part of North Norfolk has to offer.

LOCAL AUTHORITY

North Norfolk District Council Band F
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SERVICES

Mains electricity, private water and shared private drainage (Management company contribution for communal costs) Oil fired central heating.

TENURE

Freehold
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DIRECTIONS

From Melton Constable on the B1354 take the Melton Road heading south towards Hindolveston and the driveway to Culpits Farm can be found after approximately 0.6 miles on your left-hand side. Follow this driveway straight and the property can be found at the end.

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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; 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.