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£1,500,000 guide price

4 bedroom character property for sale

Back Lane, Roughton, Norwich, Norfolk, NR11

£1,500,000 guide price

4 bedroom character property for sale

Back Lane, Roughton, Norwich, Norfolk, NR11



Property features

  • Flexible, open plan living areas
  • Indoor swimming pool complex
  • 3 separate cottages
  • Substantial income from cottages as holiday lets
  • Lawned gardens with meadowland
  • EPC Rating = D

Property description

Superb barn conversion with 3 cottages.


Primrose Farm Barns are situated in the village of Roughton, about 4 miles south of the North Norfolk Coast. The village itself has good amenities which include a primary school, The New Inn public house, Groveland farm shop, a petrol station and convenience store, post office and the renowned Roughton fish shop. The village is within easy reach of the Georgian market town of Aylsham (6 miles) adjoining the National Trust Blicking Estate, and Holt, the picturesque and popular North Norfolk Georgian town, is about 9 miles and has excellent independent shops as well as being famous for the home of Gresham’s Public School. There are good schools in both the private and state sectors including Roughton Primary, Aylsham High, Norwich School in the Cathedral Close of Norwich, as well as Gresham’s at Holt and Beeston Hall Preparatory at West Runton.

The North Norfolk Coast, much of which is classified as being an Area of Outstanding Natural Beauty, is approximately 4 miles to the north and offers numerous recreational pursuits including walking, sailing, bird watching and offers sandy beaches. The city of Norwich is about 18 miles to the south with its excellent range of shops, business and leisure facilities. There is a mainline train station with services to London Liverpool Street with a fastest journey time of 1 hour 50 minutes. Norwich Airport offers both domestic and international flights via Schiphol and is situated to the north of Norwich. Gunton (4 miles) is the closest train station which is on the Sheringham to Norwich Bittern Line. The Gunton Arms public house and restaurant/hotel on the edge of the deer park at Gunton is also within 4 miles.


A magnificent, sensitive and imaginative conversion of a fine traditional 18th century Norfolk barn, originally constructed of brick and flint with a pantile roof, to provide a substantial dwelling together with three cottages producing a significant income of circa £50,000 per annum.

The property was acquired by the current owners in 2015 and since then, significant improvements have been carried out including the creation of a new cottage (Blackberry Cottage), the renovation and complete refurbishment of two further cottages, as well as updating and refurbishment of the main house. In addition, a new formal drawing room was created on the ground floor which overlooks a delightful courtyard garden with a brick and flint extension in keeping with the original property. This extension links to the main house. The whole property has been refurbished to an exceptionally high standard and no expense has been spared. The cottages provide a very useful income and there is scope to extend the business element further if desired.

The house is approached from the southwest by a gravelled drive which leads past the property and finishes in a large gravelled turning and parking area to the north of the house where the garaging and Blackberry Cottage are situated. There is a further gravelled parking area to the east of this and a large area of lawned garden, bordered by post and rail fencing with meadowland beyond. The main formal garden is situated to the west of the main house and has been beautifully landscaped with stone paved paths and extensive lawns, bordered by low brick and flint walling and hedged to the west. The paved terrace adjoins the house facing west over the garden and land beyond. There is a further gravelled parking area approached through a five bar field gate situated to the southwest of the main barn and a delightful sheltered courtyard garden, largely walled and paved, and approached by French windows from the kitchen as well as a wall of opening French windows off the pool room.

Rainbow and Hawthorn Cottages are situated to the rear and east of the main house and have their own garden areas.

The land extends to about 2.08 acres.

Square Footage: 8486 sq ft
Acreage: 2.08 Acres


Leave Norwich on the A140 Cromer Road. Bypassing Aylsham, continue on the A140 towards Cromer. Just before Roughton, turn left by the 30mph sign and opposite the turning on the right hand side to the church into Back Lane. After about a third of a mile, the drive to Primrose Farm Barns will be found on the right hand side. The postcode for the property is NR11 8QR.

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Nearby services within a 3 mile radius

Food stores

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Floor plans

Call 01603 963942


Property reference NRS180079. The information displayed about this property comprises a property advertisement. makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Savills - Norwich. Please contact the selling agent directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

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