Beccles Road, Fritton

Decoy Barn is a beautifully reimagined former farm building on the edge of the Somerleyton Estate, now a successful, separate, multi-award-winning B&B offering a rare blend of lifestyle and income. With seven en-suite bedrooms, including five stylish letting rooms, one with a two-bedroom family suite with kitchen, the layout is as flexible as it is impressive. The owners' private accommodation is set within a separate barn conversion, featuring up to two en-suite bedrooms, a generous lounge, a fully equipped kitchen, and private dining space. Guest rooms open directly onto a landscaped terrace with countryside views, while the main barn offers a striking breakfast and dining space at the heart of the experience. A gated driveway, ample off-road parking, and a four-vehicle carport complete the practicality behind the charm. Currently achieving £80,000–£90,000 annually with a seasonal operation, there's strong potential to elevate this further through year-round bookings or expanded guest services.

Location

Fritton offers a rare blend of countryside charm and contemporary lifestyle, perfectly positioned just 11 miles from the cultural pull of Norwich, with Great Yarmouth and Lowestoft both within easy reach.

At its heart lies Fritton Lake, a unique private holiday club set within the historic Somerleyton Estate, curated and cared for by the family of the 4th Baron Somerleyton. Here, residents and visitors can immerse themselves in outdoor living—wild swimming, trail running, lakeside yoga and field-to-fork dining all play a part in a nature-led, eco-conscious ethos.

Surrounded by 70 acres of open common lined with ancient oaks, the village itself is laced with scenic walks and peaceful lanes, offering a relaxed pace without sacrificing everyday convenience. Well-regarded schools, traditional pubs, medical facilities and local shops are all close by, making Fritton not only picturesque, but practical. Architectural highlights like the 16th-century St Catherine’s Church with its distinctive round tower add a layer of historic character to this thriving village.

Whether for permanent living, holiday letting or lifestyle investment, Fritton continues to attract those looking to connect with nature, wellness and community—without losing touch with the vibrant culture of Norfolk's key towns and city.

Beccles Road, Fritton

Welcome to a home where thoughtful design meets everyday indulgence. From the moment you cross the tiled threshold of the stylish entrance porch. A convenient WC sits just off the entry, while the grand hallway introduces a dramatic sense of scale, flowing into a stunning central dining area. With its glossy tiled floors, soaring ceilings and soft spot lighting, this space is made for hosting — whether it’s laid-back Sunday lunches or lively evening gatherings.

At the core of the home, the kitchen delivers charm and functionality in equal measure. Tiled flooring underfoot and warm wooden beams overhead frame a well-appointed space, fitted with quality cabinetry, a classic Aga, a double oven with electric hob and extractor, and clever overhead storage.

The split-level layout draws you toward a welcoming guest dining room, adding a layer of versatility — ideal for casual family meals or a more intimate entertaining setting.

The principal lounge is a space to stretch out and truly unwind. Wooden floors and striking ceiling beams create an inviting atmosphere, anchored by a characterful fireplace. Natural light floods the room through triple-aspect double-glazed windows, while French doors swing open onto the garden, blurring the line between indoor comfort and outdoor serenity.

The guest dining room, equally generous, also enjoys garden views, with polished wooden floors, subtle spot lighting, and double doors that open directly to the expansive grounds — perfect for entertaining inside or out.

Upstairs, the gallery landing offers more than a passing space — it's a place to pause, furnished with plush carpet, built-in storage, and a quiet corner ideal for reading or reflection. Two distinctive bedrooms branch from here. The deluxe double enjoys a built-in wardrobe, a peaceful triple-aspect outlook, and a private ensuite. The principal suite features a calming dual-aspect bedroom, its own ensuite, and a dedicated dressing room complete with carpeting and garden-facing views.

Outside, the lifestyle continues. A broad gravelled driveway with gated access makes a striking first impression, offering parking for multiple vehicles with the added practicality of a spacious carport accommodating four cars under cover.

The grounds are equally as impressive — a mix of lush lawns, mature planting, and high hedging ensures both privacy and visual appeal. Two expansive decked terraces invite alfresco dining or lazy afternoons in the sun, while separate fenced gardens create space for both owners and guests to enjoy the countryside surroundings in comfort and quiet.

B&B

Decoy Barn is a separate, former farm building on the Somerleyton Estate that has been converted into a successful, award-winning bed and breakfast. Thoughtfully converted, it offers seven en-suite bedrooms, including five letting rooms. One is a self-contained unit with a kitchen. The two-bedroom family room with its own kitchen offers flexibility and scope—it could serve as a fully self-contained annex to the main residence, an in-house management home, or even be reconfigured into an extra two-bedroom B&B suite.

The four main en-suite rooms are in the converted stable block, opening directly onto a terrace with garden and countryside views. A stunning dining room, serving as the main entrance and breakfast area, links the main barn to the guest accommodation.

The property currently generates a gross annual income of £80,000 to £90,000, aligned with VAT rules, though there is substantial scope to increase this figure. With operations currently limited to April through October, expanding the season or enhancing the offering could significantly boost returns.

Agents Note

We understand the property will be sold freehold and connected to mains water, mains electricity, oil fired heating and alternative drainage.

Council tax band - F

EPC Rating: D