Pulham Road, Starston, Near Harleston, IP20

Introduction
This stunning Grade II listed former farmhouse, steeped in history and originally dating back to the 1600s, is a true gem nestled at the end of a charming post and rail driveway. Conveniently located on the Norwich to Harleston bus route, this property seamlessly blends historic charm with modern comfort, offering a unique opportunity to own a piece of rural heritage.

Set within 2.4 acres of picturesque grounds, the farmhouse enjoys an elevated position with established gardens that gently slope down to a tranquil beck/stream. The property features four first-floor bedrooms, including an en suite shower room, and a family bathroom accessible from the landing. The ground floor boasts three inviting reception rooms, where the family room adorned with an attractive fireplace, and the dining area both overlook the rear garden, separated by elegant open studwork. The sitting room, also with a charming fireplace, provides another cosy space with garden views.

Entering through the side lobby from the main driveway, you are welcomed into a traditional-style bespoke farmhouse kitchen/breakfast room. This heart of the home features an attractive red brick fireplace that houses a newly installed electric Aga (December 2023) and includes a walk-in pantry for additional storage. The use of some clay lump construction adds to the farmhouse's historic allure.

Outside, the property continues to impress with a post and rail paddock flanking the driveway, wrap-around gardens that attract a variety of wildlife, and include a vegetable plot as well and a walled patio area that offers breath-taking views of the gardens and the countryside beyond, all beautifully screened by established trees and shrubs. The numerous outbuildings, including a workshop, cart lodge for car parking, and additional storage provide versatile spaces for various needs.

Lovingly maintained by the current owners, the property features handmade bespoke double-glazed timber-framed windows installed in 2021, preserving its historical integrity while offering modern efficiency. With its chequerboard tiled flooring in the entrance hall, exposed wall and ceiling timbers, along with rustic fireplaces and fascinating period design features, this farmhouse is presented to an exacting standard throughout, making it a perfect blend of timeless elegance and contemporary living.

A Home Where Character Meets Countryside Calm
Step into a lifestyle of rural elegance and timeless charm. From the moment you enter through the patterned glazed door, the warm tones of chequered tiles and the lofty vaulted ceiling welcome you into a home rich with history, texture, and soul.

The ground floor flows effortlessly between carefully curated spaces. In the Sitting Room and Family Room, exposed beams, slate floors, and pamment hearths frame beautiful brick fireplaces, each housing a multi-fuel stove-perfect for cosy winter evenings. The Family Room's herringbone brick detail and a unique inspection window offer delightful talking points, while open studwork leads naturally through to a light-filled Dining Room with dual-aspect windows and access to a tanked cellar below.

A dedicated Study, tucked away via an inner lobby, offers a peaceful retreat, ideal for working from home or quiet reading. From the side lobby, a more informal entrance brings you into the heart of the home: a bespoke handmade Farmhouse Kitchen. With a red brick fireplace framing the electric Aga, granite worktops, open shelving, and a walk-in pantry, this space invites leisurely breakfasts and lively family cooking alike.

Utility spaces are thoughtfully arranged, including a separate Utility Room with outside access and a practical downstairs Cloakroom.

Upstairs, natural wood floors and exposed beams continue the story. Four beautifully appointed bedrooms each radiate warmth and character. The principal bedroom features its own en suite with walk-in shower and exposed beams, while ornamental fireplaces in two of the rooms add vintage charm. A stylish Family Bathroom with double-ended bath and shower completes the accommodation.

A Garden for All Seasons
Beyond the walls, this home truly comes into its own. Set within approximately 2.4 acres, the grounds wrap around the house with a sense of seclusion and freedom. A winding driveway brings you past your own fenced paddock, opening into a generous parking area flanked by a carport, workshop, and storage barns.

Further brick outbuildings provide useful utility space, while an expansive timber structure offers covered storage for garden equipment or projects. The garden is a haven-whether you're tending vegetables, watching the wildlife in a dedicated natural zone, or relaxing on the paved terrace overlooking the lawn and gently flowing beck. An ornamental fish pond, established trees, and mature shrubs complete this enchanting outdoor landscape.

Where Tranquillity and Functionality Unite
This home is more than just bricks and beams-it's a way of life. Whether you dream of quiet country mornings, space for children to roam, or a home that grows with your family, this exquisite residence offers both the charm of the past and the lifestyle of today.

Agents Notes
We are advised by the seller that the commercial unit adjacent to the paddock is a Chicken Egg Plant providing eggs for breeding. The driveway is shared with the neighbouring property with a right of way for the neighbouring cottages. We understand that there is a public footpath which crosses a rear boundary. We are advised that the water treatment plant is shared with the neighbouring property. As previously mentioned, the gardens lead down to a Beck/Stream, we understand that the water level can come up to the lower level of the garden, adjoining the bank of the Beck/Stream. We understand that the property has Fibre Broadband connected. We are informed that the sitting room fireplace doesn't have a lined flu. The seller informs us that there is a restriction in place to prevent use or conversion of the outbuildings to either residential or commercial/industrial use.
Prospective purchasers should check all this information through their legal representatives.

The Digital Markets, Competition and Consumers Act 2024
Part B - Parking
This property has off road car parking on the driveway and in the garage, as well as a shingle area to the side of the property.

Digital Markets, Competition and Consumers Act 2024
Disclosure of Material Information in Property Listings, this information is split into three categories:

Part A - Information, which is
considered essential for all properties, e.g. price.

Part B - Information that must be
established for all properties, e.g. parking availability.

Part C - Information that may or
may not need to be established, e.g. flood risk.

Key Facts For Buyers :

Important Anti-Money Laundering Information for Prospective Buyers
Please be advised that in order to comply with HMRC Anti-Money Laundering (AML) regulations, all individuals involved in the purchase of a property will be required to provide identification at the point of when the sale is agreed and before the release of the 'Memorandum of Sale' to the solicitors. This ID verification will be conducted through Millbanks chosen AML provider, 'Move Butler (I Am Property).' The process will incur a cost of £30.00 per individual, inclusive of VAT, and will be facilitated via a link that also enables payment. We appreciate your cooperation in providing the necessary information to ensure compliance with HMRC AML requirements.

The information given in these particulars is intended to help you decide whether you wish to view this property and to avoid wasting your time in viewing unsuitable properties. We have tried to make sure that these particulars are accurate, but to a large extent we have to rely on what the seller tells us about the property. We do not check every single piece of information ourselves as the cost of doing so would be prohibitive and we do not wish to unnecessarily add to the cost of moving house.
" Once you find the property you want to buy, you will need to carry out more investigations into the property than it is practical or reasonable for an estate agent to do when preparing sale particulars. For example, we have not carried out any kind of survey of the property to look for structural defects and would advise any homebuyer to obtain a surveyor's report before exchanging contracts. If you do not have your own surveyor, we would be pleased to recommend one. We have not checked whether any equipment in the property (such as central heating) is in
working order and would advise homebuyers to check this. You should also instruct a solicitor to investigate all legal matters relating to the property (e.g. title, planning permission etc.) as these are specialist matters in which estate agents are not qualified. Your solicitor will also agree with the seller what items (e.g. carpets, curtains etc.) will be included in the sale." In accordance with the Estate Agents (Provision of Information) regulations 1991 and the consumer Protection from Unfair Trading Regulations 2008 we are obliged to inform you that this Company may offer the following services to sellers and purchasers from which we may earn a related referral fee from on completion, in particular the referral of conveyancing where typically we can receive an average fee of £138.00 Inc. VAT, with the referral of Mortgages and related products our average share of a commission from a broker is typically £250 (no vat) however this amount can be proportionally clawed back by the lender should the mortgage and or/related product/s be cancelled early, and the referral of Building Surveys where we receive an average referral fee of around £45 inc. VAT per referral case.

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