Primrose Lane, Swanton Morley, Dereham, Norfolk, NR20

Warners Land and New Homes are delighted to present Primrose Hill — an exclusive collection of just four architect-designed homes by Orchard Homes, set in a tranquil corner of the Norfolk countryside.

Primrose Hill..

This unique development blends luxury, modern design, and breathtaking surroundings on the edge of a charming village, offering panoramic views over open countryside.

Each property, ranging from four to five bedrooms, has been meticulously designed by award-winning architects to embrace the natural setting and deliver contemporary country living at its finest. Highlights include bespoke handmade kitchens, expansive open-plan living spaces, Porcelanosa tiling, private balconies, garages, and generous landscaped plots.

The show home is furnished and available to view, with plots 1, 3 and 4 all being completed before the end of the year. Completion dates can be confirmed by contacting Warners New Homes.

Plot 1 - £1,375,000
Plot 2 - £1,300,000
Plot 3 - £1,275,000
Plot 4 - £1,450,000

Plot 2 - Primrose Hill...

Plot 2 is a standout home within the Primrose Hill development, offering over 3,000 sq. ft. of thoughtfully designed living space that takes full advantage of its idyllic location, with countryside views and a south facing rear garden this beautiful home is ideal for both indoor and outdoor living.

The heart of the home is a stunning open-plan kitchen, dining, and family room, designed to embrace its idyllic setting with three sets of sliding doors that showcase uninterrupted countryside views. The bespoke kitchen features sleek quartz worktops and high-end integrated appliances, seamlessly connecting with the dining and living areas to create an ideal space for both entertaining and everyday family life. The ground floor also offers a generously sized separate living room with a handmade media wall, integrated electric fireplace, and ambient LED lighting, alongside a spacious home office with views across the landscape, a practical utility room, and a downstairs cloakroom.

Upstairs, the impressive principal suite is a true retreat, featuring two bespoke dressing rooms, a luxurious en-suite bathroom complete with a freestanding bath, his and hers vanity units, and a wet room-style shower, as well as a private balcony offering elevated views over the surrounding landscape. Bedroom two also benefits from its own en-suite, along with both front and rear balconies and an electric Velux roof light. Bedrooms three and four enjoy far-reaching countryside views and share a beautifully appointed family bathroom, finished to the highest standard, with a freestanding bath and a large walk-in shower.

Don't miss the opportunity to experience the exceptional lifestyle that Plot 2 at Primrose Hill has to offer. With its breathtaking views, luxurious finishes, and thoughtfully designed living spaces, this is a home that truly needs to be seen to be fully appreciated. Arrange your private viewing today by calling Warners New Homes on and take the first step toward making this extraordinary property your own.

The Developer...

Orchard Homes...

Founded in 1983, Orchard Homes is a family-run developer specialising in individually designed luxury properties, built to the highest standards in some of East Anglia’s most sought-after locations. With decades of experience and a deep understanding of the house-building industry, their dedicated team is known for delivering exceptional homes with a personal touch. Whether constructing a one-of-a-kind residence or a boutique development, Orchard Homes applies the same meticulous attention to detail, care, and craftsmanship throughout every project.
Sustainability is at the heart of their ethos. From the initial design stage to the final finishes, every Orchard Home is thoughtfully planned to minimise environmental impact.

By embracing innovative technologies and carefully selected materials, they strive to exceed energy efficiency standards and create homes that are not only beautiful but also environmentally responsible. The result is a home that enhances the way you live — both today and for the future.

Location...

Swanton Morley, Norfolk
Nestled in the heart of Norfolk, the charming village of Swanton Morley offers a perfect balance of peaceful rural living and modern convenience. Surrounded by open countryside, the village boasts a strong sense of community and a range of local amenities including two traditional pubs, a family-run deli and butcher, a village shop/Post Office, and a popular bowls club.
Its central location makes Swanton Morley an excellent base from which to explore Norfolk. The stunning North Norfolk coast, with destinations such as Wells-next-the-Sea, Holt, and Burnham Market, is just a 35-minute drive away, offering miles of unspoilt beaches, boutique shops, and renowned dining spots. For city amenities, culture, and transport connections, Norwich is only 30 minutes away — home to excellent shopping, top-rated schools, the University of East Anglia, Norwich International Airport, and direct train services to London.
Whether you're seeking countryside tranquillity, coastal escapes, or city access, Swanton Morley delivers it all — making it an ideal place to call home.


Measurements – Please refer to floorplan

Total floor area excluding garage: 3127 square feet, 290.55 m2

Total floor area including garage: 3,496 square feet 324.76m2

Specification...
Kitchen...
Handmade voyager designed kitchen - handless
Quartz worktops to the kitchen
Quartz waterfall effect Centre Island
Built in Neff appliances – two single Ovens, microwave open with warming drawer hob, extractor, dishwasher
Neff induction hob
Built in bins
Boiling hot water tap
Full height Bosch fridge
Full height Bosch freezer
Self-venting induction hob on centre island
Pendant island lighting
Flip up socket off centre island
Double sink
LED plinth lighting
LED rail lighting
Amica wine fridge

Utility...
Quartz Worktops
Double sink
Ample storage space
Overhead wall units
Allowance for washing machine/tumble dryer

Bathrooms...
High quality Duravit and Hans Grohe sanitary ware
Porcelanosa tiling
Full height tiling to wet areas
Electric underfloor heating to the master ensuite
Flush shower – ensuite
Free standing bath
LED light up mirrors
Heated towel rails

Internal...
Bespoke Walnut staircase
Walnut doors
Onyx Electric Fire to living room
Media wall to living room
Balcony(s) to principal and second bedroom
Vaulted ceiling to principal bedroom
High security five lever locks with triple locking front and rear doors
Satin chrome internal door hardware
Bespoke radiators
Ammonite wall paint with slaked lime woodwork (skirting & architrave)
Super-fast fibre optic internet
Built in wardrobes to bedrooms where applicable
American style dressing rooms to master bedrooms
Alarm system
Floor to ceiling windows Designated cupboard space
French doors

Flooring...
Porcelanosa ceramic tiling to kitchen/dining/utility room downstairs
Bathrooms Porcelanosa ceramic tiling to floors, full tile in wet areas and half height elsewhere
Underfloor heating to all of ground floor
Electric underfloor heading to master ensuite


Heating / lighting & electrical...
Daikin air source heat pump
Individual thermostats to each room
Underfloor heating throughout the downstairs
CAT 6 cables
Selection of LED lighting throughout
Alarm with keypad and App connectivity
Radiators upstairs, thermostats in each room
Pendant lighting – Study, living room, kitchen and bedrooms
Spotlights – Hallway, W/C, bathrooms, utility, kitchen

External...
Tandem garage
External Carport
Generous patio to the rear of each property
Surround view CCTV surveillance system
Hand crafted metal details throughout
Cedar cladding
Outside tap
Seeded front gardens
Seeded rear gardens
Landscaping to front of the property
Tar and shingle driveways
External lights on front, rear and garages
Electric garage doors
Power and lighting to garages
Upvc windows
Post and rail fencing
Hit and miss fencing
Access to rear of property through utility and tandem garage
Traditional brick and block build
South facing rear garden

Services..
Air source heat pump
Mains water
Mains drainage
Super-fast fibre optic to each property
Warranty Provider
One Guarantee – 10 year structural warranty
Maintenance Fees
There are no maintenance fees on this development – any road repair costs will be split between properties as per the contact.
Tenure: Freehold
Council Tax Band: To be confirmed

EPC Rating: C

Agents Notes…
*£1,000 reservation fee- 8 week period to exchange.
* Please note – Specification listed is for guidance only and is subject to change during the construction process at developer’s discretion.
*Whilst every attempt has been made to ensure the accuracy of the floorplans these are for illustrative purposes only and should be used as such and not relied upon by any perspective purchaser.
*Under the terms of the Estate Agency Act 1979 (Section 21) please note that the vendor of this development is a relative or associate of an employee of Warners Estate Agents.

Disclaimer…
1.Money Laundering Regulations- Purchasers will be asked to provide identification documentation and we would ask for your co-operation in order that there is no delay in confirming the sale.
2. We endeavour to make the information provided fair and correct, this is provided as a guide only and does not constitute part or all of an offer or contract. Warners Estate Agents cannot guarantee the accuracy of this information.
3. Please note that we have not tested any apparatus, equipment, fixtures, fittings or services so cannot verify that they are in working order or fit for their purpose.
4. Where a property is being marketed ‘off plan’ we have used the architects plans for measurements and should not be relied upon.
5. The matters referred to in the information supplied by Warners should be independently verified by prospective buyers. Neither Warners Estate Agents nor any of its employees or agents has any authority to make or give any representation or warranty in relation to this property.