A unique, modern home emanating charm and character, tucked away in a quintessential Norfolk village. Such is the tranquillity of the setting that the owners named the property 'Hoot Cottage', after the owls which they enjoy hearing in the evening.

A classic brick and flint construction and dormer windows offer a timeless charm.
Having owned the property since new, our vendors have gone to great lengths to transform an attractive property into a warm and welcoming home with finishing flourishes added both internally and externally.

Upon entering, the initial porch offers ample space for escaping the elements before being welcomed into the impressive open-plan kitchen/dining room. With an incredibly versatile layout, this hub of the home has been perfect for both entertaining 'en masse' and for more intimate family meals. The stylish kitchen offers an abundance of storage and a sociable setting for preparing a feast.

Spacious and yet cosy, the sitting room offers the perfect quiet retreat all year round, although the multi-fuel burner makes is particularly appealing during the colder months. Oak framed glass panel doors cleverly separate the ground floor reception rooms, striking a delicate balance between open-plan contemporary and traditional living. French doors to the garden from both the living areas create a circular flowing motion between the spaces that is perfect for summer gatherings, and on warmer evenings it's wonderful to see the illuminated village church from the rear garden.
To the rear is the ever-useful utility room, ideal for containing the day-to-day workings of the household, and concluding the ground floor is the all-important downstairs WC.

The generous principal suite includes a dressing room and en-suite shower room and is a calming space at the end of a busy day. The remaining three bedrooms are well-proportioned and share the family bathroom.

Outside, there are sunny spots to enjoy from dawn until dusk, with patio areas to both the front and rear gardens. Brilliantly complemented by the gravel storage space to the side, to complete the picture is the fabulous oak framed double garage with electric doors.

Subtly impressive, Hoot Cottage is filled with a warmth and character not often found in a modern property, and with the current owners ready to move on, it's time for its next chapter to begin. 

GAYTON A popular rural village, Gayton has a primary school, a pub called The Crown which serves excellent food, a petrol station incorporating a shop and a post office, hairdressers, family owned butcher with a deli, playing fields and a pleasant allotment site with plots of varying sizes.

Nearby are the Sandringham Estate and the open beaches of north-west Norfolk.

The area has good access to footpaths and bridleways and to the east is Peddars Way, a 93 mile long path from Suffolk to Holme-next-the Sea linking up with the Norfolk Coastal Path.

Gayton is a thriving village in West Norfolk at the centre of the Gayton Group of Parishes. St Nicholas Church is very much a part of village life and is currently seeing a revival.

Gayton has a good bus service to King's Lynn which is perched on the banks of the River Ouse and has been a centre of trade and industry since the Middle Ages, and its rich history is reflected in the many beautiful buildings which still line the historic quarter.

Originally named Bishop's Lynn, during the reign of Henry VIII the town was surrendered to the crown and took the name King's Lynn. During the 14th century, Lynn was England's most important port, dominated by the Hanseatic League. Although the growth of London later eroded the port's importance, ship-building and fishing became prominent industries, the latter of which is documented at True's Yard Museum.

With more than 400 listed buildings, two warehouses – Hanse House and Marriott's Warehouse – still stand in the centre of the town, along with King's Lynn Minster and Custom House. These have appeared as stars of the screen in numerous period dramas and it's not unusual to spot a camera crew and cast on location.
 

SERVICES CONNECTED Mains water, electricity and drainage. Heating via an air source heat pump with underfloor heating to the ground floor. 

COUNCIL TAX Band D. 

ENERGY EFFICIENCY RATING B. Ref:- 0564-3881-7790-2620-6381
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.
 

AGENT'S NOTE The homes at Edward Ward Court are subject to restrictive covenants, please speak to a member of staff for more information.

There is a management company for the shared responsibility and upkeep of access driveway area and refuse store.
 

TENURE Freehold. 

LOCATION What3words: ///inserted.saturate.meaty 

PROPERTY REFERENCE 36774. 

WEBSITE TAGS village-life
family-life
garden-parties