Location

Holkham House is situated on the edge of the village of Beeston which has a public house, sports field and a primary school. The village is well positioned for access to the A47, about 3 miles to the south. Secondary education together with every day amenities including a village shop, delicatessen, post office, and a public house can be found in the neighbouring village of Litcham which is approximately 2 miles. Further amenities and facilities can be found in the nearby marketing towns of Swaffham and Dereham, with a Waitrose supermarket at Swaffham.

Norwich, the cathedral city and regional centre of East Anglia lies approximately 25 miles to the east and has excellent retail, cultural and business sectors alongside renowned education at all levels right through to the University of East Anglia and excellent transport links with an international airport and a mainline rail service to London Liverpool Street.

Description

Holkham House is a diverse opportunity to suit a variety of different lifestyles. Set in about 5.5 acres, with a range buildings incorporating barns and stables, and with a stylish farmhouse with Airbnb/annexe, there is plenty to utilise and enjoy, and to fulfil imaginations of rural village life.

At the heart of it all is the main house, which the current custodian has improved to create a stylish, comfortable and practical home. Changes have included a bespoke kitchen, with thick granite worktops and matching splashbacks, brass taps and Belfast sink, providing plenty of texture and a minimalist and calming feel. The kitchen is open plan to the dining area, which has a triple aspect bringing in plenty of natural light, with French doors out to the gardens. A spacious hall, with fireplace and panelling, lead to the other main rooms. The living room is particularly spacious, and is really two rooms into one, with two fireplaces, one with wood burner, and again with a triple aspect and French doors out to the west facing garden, it is an adaptable space. A panelled study is incredibly useful as a work from home space, or could become a snug/TV room. The utility/boot room is essential space for country living, with WC off, and it links the main part of the house through to the annexe.

The bedrooms for the main house are all on the first floor, with three large double rooms, with tall ceilings and each with a feature fireplace. The principal bedroom and second bedroom both enjoy inbuilt wardrobes, and all rooms are served by the family bathroom.

The annexe, whilst self-contained and used to generate income as an Airbnb, can be simply incorporated into the main house, not least as the level of interior presentation is continued. A well fitted, compact, kitchen continues the mellow theme of the house, and a spacious sitting room with panelling and a woodburner is a comfortable and airy room. A sumptuous bathroom is on the ground floor, with walk in shower and contemporary role top bath. Two bedrooms are on the first floor, both double rooms with vaulted ceilings, and one room enjoying a Juliette balcony. The combination of the house and annexe provides a brilliant adaptability.

Outbuildings
There is a great range of outbuildings, mainly to the south of the main house, which whilst currently focused on equestrian use, could easily be utilised in other ways.

For those using it for their equine pets or profession, the layout works really well with a courtyard separating the house from the stable yard, making it a user friendly, convenient and secure area. A line of loose boxes and a storage barn are closest to the house, with a substantial outbuilding at the opposite end, with loose boxes around the outside, horse wash off area and an expansive open space for storing hay. There are field shelters in the paddocks.

The substantial barn would lend itself to a number of uses, not least garaging for a car collection, whilst on the parking area at the front of the house there is a double car port.

Gardens and Land
The gardens and grounds of Holkham Farm House are a major contributor to creating the lifestyle of the property. With about 5.5 acres to enjoy, there is once again tremendous scope to use in many different ways to suit personal requirements.

The gardens have many highlights. To the front of the house is an enclosed lawn, behind picket fencing and hedging, with a gravelled area to the west, with pleached hornbeam, beds of lavender and verbena, and willow weave fencing, creating a delightful area for afternoon and evening sun. A courtyard garden behind the house, next to the kitchen, is paved with beds of Annebelle hydrangea, and wisteria, with views out to the main gardens. These are lawned, with an area of raised beds, whilst a line of espaliered apple trees divide the lawns from the wild flower areas with mown paths, seating areas and young and mature trees creating a haven for wildlife.

The remainder of the land are paddocks, with post and rail fencing dividing the land of established grazing. An all-weather manège is a real luxury for any equine enthusiasts, complete with floor lights.

The main entrance leads to the house, with gravelled parking and turning area, whilst a second entrance leads to further large parking area for horseboxes or other vehicles, linking to the stable yard and paddocks.