Butchers Lane, Brancaster, PE31

The Property

Dormy House is a wonderful period building dating back to 1896.  Originally a hotel, designed to compliment the prestigious Brancaster golf club, the building has since been reinvented to provide 18 individual apartments.  

18 Dormy House is one of the largest apartments and occupies a lovely ground floor position with its own private low maintenance garden and direct access out to the lane behind.  The apartment has been completely renovated to provide luxury accommodation, incorporating two double bedrooms, one with ensuite shower room, a beautiful open plan kitchen / dining / living space, a further cosy sitting room, boot room / utility room and a family bathroom.  The apartment is tastefully decorated in neutral tones, carpeted throughout and finished to an exceptional standard.

You can enter the apartment either from the main house or through its own main door from the private garden.  From the main door, you arrive in the open plan living area.  This lovely room has been cleverly styled to create defined spaces, to relax in the sitting room, to cook and to dine. 

The sitting room area is orientated to benefit from the natural light pouring in from the large window looking out to the private garden beyond, with an electric wood effect fire surrounded by a mantelpiece.  The dining area is immediately behind the sitting area and beyond that is the smart, newly fitted kitchen.

The kitchen comprises wall and base units, a solid oak worktop and integrated high end appliances, including double oven & grill, induction hob, stylish extractor hood, dishwasher, under counter fridge and large larder cupboard.

Beyond the kitchen is a charming, flexible room that is currently used a cosy TV snug but could easily be styled as a home office or even further sleeping accommodation.  

This leads on to the utility / boot room, fully fitted with bespoke cupboards and units to maximise storage and elegantly hide the washing machine and tumble dryer.  Here is where you will find the large fridge freezer.  From here you can enter or leave the apartment into the main building.

Both bedrooms are arranged off a central hallway off the open plan sitting rooms.  Bedroom one is a lovely room, with natural light coming from above through the newly fitted lantern, which has blinds to ensure an uninterrupted nights sleep.  There are bespoke, mirrored, fitted wardrobes and shelving.

Across from bedroom one is the family bathroom.  Again, newly fitted with Moroccan inspired vinyl flooring, a bath with mains pressure drench shower over, WC, wash hand basin and a heated towel rail.

The second bedroom suite, is another double room, with a window out to the private garden beyond and a lovely shower room, with large walk-in enclosure and drench shower, WC, wash hand basin and heated towel rail.

Outside

Dormy House has a large gravelled parking area, for the use of residents and their guests which leads to the main entrance door.   This leads into a large reception area, with stairs leading up to the first floor apartments.  Residents have the use of two laundry rooms within the main house and also access to the lovely communal gardens.

The communal gardens are beautifully kept, with a selection of seating areas for residents to enjoy and benefit from a stunning view over the saltmarsh to the beach and golf club beyond.

18 Dormy House is the only apartment in the building to enjoy its own private outside space.  This pretty garden has been cleverly designed to make the best use of the space and is both private and low maintenance.  The garden is shingled with pretty planting around the perimeter, wooden bench seating and ample space for a large dining table and chairs, reclining chair and storage for cushions and gardening tools etc.

Holiday Let Opportunity

Holiday Let Income Projection: £750 to £1200 per week

Many of the apartments in Dormy House are either private second homes or holiday lets.  The location of the house, so close to the beach with such beautiful views to the coast and still within easy access of all the village amenities, makes it a very popular choice for visitors to the area.

18 Dormy House, would undoubtedly attract attention from guests, looking for more luxurious accommodation for their holiday and therefore has excellent potential to be a very successful holiday let.

For more information on holiday letting, call the team at Big Skies.

The Location

Brancaster is one of the most sought after villages in North Norfolk, situated on the coastal path with a stunning sandy beach within walking distance of the centre of the village and the Royal Brancaster Golf Club situated on the beach.

Dormy Hose is ideally located within easy walking distance of the beach, golf club and fantastic gastro pub The Ship.

Brancaster is also famous for Mussels, which are truly delicious and available anytime there is an 'r' in the month. These can be bought directly from the mussel fishermen in Brancaster Staithe which is just a mile or so down the road. There is a great sailing club on the harbour at Brancaster Staithe and two other famous North Norfolk watering holes, The Jolly Sailors and The White Horse.

In the other direction from Brancaster, along the coast road, is Titchwell, Thornham & Holme next the Sea, home to bird and nature reserves, more sandy beaches and yet more well established eateries, restaurants and shops. You are spoiled for choice in every direction!

Other Information

Services: Mains Electricity, Water and Drains.  Mains water softener fitted.

Heating: Electric Underfloor Heating

Windows: Fully Double Glazed

EPC: E

Council Tax: Band A, Kings Lynn & West Norfolk District Council. £1507.36 (2025/2026)

Tenure: Leasehold with Share of Freehold

Lease Information:  999 years from March1995.  969 years remaining.

Service Charge:  £3671 (2024/2025) this can be paid annually or on a monthly basis.  The service charge covers all communal costs including external decoration including individual flats windows, internal communal area decor, a caretaker and cleaner, all garden maintenance, buildings insurance, management company fees and all communal bills

Share of Freehold:  Freehold for Dormy House and grounds is held equally between all 18 owners.  The Dormy House committee is made up of five flat owners. They employ a local property management company to look after compliance, ongoing maintenance and bills (overseen and instructed by the committee). There is an annual AGM where any significant changes or costs are voted on by all flat owners.

Viewings: Strictly by appointment with Big Skies Estates.

Agents Note: 1. Whilst these particulars have been prepared in good faith to give a fair description of the property, these do not form any part of any offer or contract nor may they be regarded as statements of representation of fact. 2. Big Skies Estates have not carried out a detailed survey, nor tested the services, appliances and specific fittings. All measurements or distances given are approximate only. 3. Where a property is promoted as suitable for holiday letting, such use is conditional on the legal due diligence to be undertaken by the buyer’s conveyancer to ensure the property can be used for holiday letting. Big Skies Estates does not examine the legal title or any restrictions on the property. 4. No person in the employment of Big Skies Estates has the authority to make or give representation or warranty in respect of this property. Any interested parties must satisfy themselves by inspection or otherwise as to the correctness of any information given.