The Norfolk Agents are pleased to offer this delightful barn conversion, occupying a generous plot on a quiet country lane and under the gaze of the village church in the pretty village of Billingford. The property provides well-presented and versatile accommodation over two floors, along with a beautifully maintained garden from where the peaceful setting can be best enjoyed. To the front of the barn there is a gated driveway onto an expansive shingle driveway, with garaging for four vehicles, all of which have electrically operated doors. The property is accessible by car to both the coast and the centre of Norwich in less than 45 minutes, with several market towns and larger villages offering a range of amenities in under a 10-miunte drive. There are also miles of countryside walks available from the doorstep.

ACCOMMODATION

Visitors are welcomed into the entrance hall, with pamment flooring and a beamed ceiling, with stairs rising to the first-floor. At the heart of the ground floor is the highly adaptable family room, which offers superb versatility, whether as a formal dining area, snug or additional seating area. The room includes a rear projection with panoramic views of the garden under a roof lantern and double doors opening out on to the terrace. To the side of the family room is the equally well-proportioned sitting room, Calor gas fire serving as the room's main focal point.

The kitchen/breakfast room is another spacious family space, measuring over 20ft in length with a range of fitted storage units incorporating a NEFF oven and grill, and an integrated hob with extractor hood. The room also provides plenty of space for a dining table with chairs, alongside a pair of sliding doors which open to the terrace. The kitchen leads through to the utility room, which also houses the ground floor cloakroom. The ground floor accommodation is completed by the study/home office, which has also served as a ground floor bedroom when required.

Upstairs there are three double bedrooms arranged around the spacious landing. The master room enjoys the luxury of an en-suite shower room, whilst bedroom three has exceptional countryside views to the rear.

OUTSIDE

Outside, the property is approached through a timber gate on to a large shingle driveway, which leads to the detached double garage and an adjacent double cart shed, both of which have electrically operated roller doors. The rear garden is a wonderfully private space, with an elevated terrace providing the perfect place to sit and enjoy the peaceful surroundings, with steps down to a neatly manicured lawn flanked by planted flower borders. There is also a covered seating area, a garden shed, green house and log store.

LOCATION

Billingford is a small rural village, just a mile to the west of the A1076, giving easy access to both Norwich and the North Norfolk coast. The neighbouring village of North Elmham (2 miles) offers a village shop, post office, pub, school and doctor's surgery; whilst the nearby market town of Reepham (6 miles) provides a more comprehensive range of amenities. The village is a 10-minute car journey from the well-served market town of Dereham, whilst the city of Norwich and the vast and stunning beaches of Wells-Next-the Sea and Holkham, on the North Norfolk coast, are around a 40 minute drive away.

SERVICES

The property is connected to mains electricity and water supply, with private drainage to a treatment plant. Central heating is provided courtesy of an energy efficient air source heat pump to radiators, with a back-up slimline electric boiler and solar panels, which further supplement the running costs of the property.

TENURE: Freehold

COUNCIL TAX BAND: E

EPC RATING: B - The full certificate can be downloaded or provided by The Norfolk Agents

1. Purchasers will be asked to produce ID to satisfy money laundering regulations and we would ask for your co-operation in providing the relevant documentation.

2. While we endeavour to make our sales details fair, accurate and reliable, they are only a general guide to the property. If there is any point which is of particular importance to you, please contact the office and we will be pleased to make further investigations.

3. The measurements indicated are supplied for guidance only.

4. Please note we have not tested the services or any of the equipment or appliances in this property. We strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. THE NORFOLK AGENTS LIMITED NOR ANY OF ITS EMPLOYEES HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.