Dunston, Norwich, Norfolk, NR14

Wood Barn is a substantial (in all over 4000 Sq. Ft) 7-bedroom barn conversion complete with 2x separate self-contained holiday let units generating a significant income in addition to the main residence. The property stands in grounds of almost 4 acres complete with ample off-road parking & garaging, a tennis court and landscaped gardens, a paddock and a woodland. This is a charming country home located within just a few minutes’ drive of Dunston Hall and the City of Norwich.
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ADDITIONAL FEATURES

Utilities

- Water supply: mains
- Electricity: mains + PV panels
- Oil: private supply
- Heating: Boiler
- Drainage: mains
- Broadband connection: Starlink
- Parking: Off road and garaging
- EV charge point: yes – on both holiday units

Rights and Restrictions

- Private rights of way: Yes - driveway (permited access to neighbour)
- Public rights of way: No
- Listed Property: No
- Restrictions: Yes
- Easements: Yes

Risks

- Flooded in last 5 years: No
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TENURE & LAND REGISTRY

Freehold: NK494037
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LOCAL AUTHORITY

South Norfolk District Council: Band E
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EPC RATING

Wood Barn: D
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SITUATION

Dunston is a small hamlet just a few miles south of the cathedral city of Norwich – there is a local church, common and county house/hotel (Dunston Hall) with an 18-hole golf course and gym/bar/restaurant facilities. The popular village of Stoke Holy Cross is about half a mile away and is well served by both of the well-respected Wildebeest restaurant and the Stoke Mill restaurant/ In addition there is a post office, shop and primary schooling. The A140 provides easy access to the A47 and into Norwich.

Just a few miles away, Norwich offers vibrant city living, with a thriving business community, a wealth of cultural and leisure pursuits, and is considered the region’s premier shopping destination. The city boasts a wide selection of cafés, restaurants, and a historic open-air market in the city centre.

For commuters, Norwich railway station provides a direct line to London Liverpool Street and regular services to Cambridge. The A47 and A11 connect to the Midlands and London via the M11, while Norwich International Airport, located to the north of the city, offers daily flights to UK and European destinations.
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DRIVING DISTANCES (approx.)

- Norwich train station: 5.3 miles
- A47/A140 junction: 2miles
- Norwich Hospital: 8.1 miles
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WHAT3WORDS

We highly recommend the use of the what3words website/app. This allows the user to locate an exact point on the ground (within a 3-metre square) by simply using three words.

///sped.kingpin.animator
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OUTSIDE

Wood Barn is approached from Stoke Lane over a large driveway (the property next door shares the entrance and the initial section) which leads up to the main house, parking and garaging area. The property is set in beautiful, landscaped gardens dividing the land into various “rooms” around the home. A hard tennis court is in the field located at the top of the land, with a private woodland next to this framing the garden. Beyond the lawned garden area is a large field and paddock. Both holiday let units (Hazel Barn and Holly Barn) are nestled in the grounds and each have their own private garden/terrace areas. The shape of the main barn creates a charming internal courtyard, perfect for a BBQ and hot tub area!
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DESCRIPTION

Wood Barn is a substantial (in all over 4000 Sq. Ft) 7-bedroom barn conversion complete with 2x separate self-contained holiday let units generating a significant income in addition to the main residence. The property stands in grounds of almost 4 acres complete with ample off-road parking & garaging, a tennis court and landscaped gardens, a paddock and a woodland. This is a charming country home located within just a few minutes’ drive of Dunston Hall and the City of Norwich.
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GROUND FLOOR

- Entrance hall
- Inner lobby
- Kitchen/breakfast room
- Utility room
- Pantry
- W.C.
- Living room
- Dining room
- Study
- Wet room
- Bedroom 6
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FIRST FLOOR

- Bedroom 1 with en suite
- Bedroom 4
- Bedroom 5 with en suite
- Family shower room
- Bedroom 2
- Bedroom 3
- Bedroom 7
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OUTSIDE

- Garage block & Store
- Tennis court
- Off-road parking
- Lawned gardens
- Paddock
- Woodland
- In all approx.3.82 acres (stms)
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HOLLY BARN

- Currently zero rated for business rates
- EV charging point
- Converted in 2022
- 1 Bedroom & en suite shower room
- W.C.
- Open plan kitchen/living
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HAZEL BARN

- Currently zero rated for business rates
- EV charging point
- Converted in 2022
- 1 Bedroom & en suite shower room
- W.C.
- Open plan kitchen/living
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AGENTS NOTE

Both Hazel Barn and Holly Barn have been rented out by our client on short term rentals – we understand they are currently rated zero for business rates. We also understand the permissions granted for them was to be purely used as holiday lets, and they cannot currently be sold away as separate dwellings.
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IMPORTANT NOTICE

1. These particulars have been prepared in good faith as a general guide, they are not exhaustive and include information provided to us by other parties including the seller, not all of which will have been verified by us.

2. We have not carried out a detailed or structural survey; we have not tested any services, appliances or fittings. Measurements, floor plans, orientation and distances are given as approximate only and should not be relied on.

3. The photographs are not necessarily comprehensive or current, aspects may have changed since the photographs were taken. No assumption should be made that any contents are included in the sale.

4. We have not checked that the property has all necessary planning, building regulation approval, statutory or regulatory permissions or consents. Any reference to any alterations or use of any part of the property does not mean that necessary planning, building regulations, or other consent has been obtained.

5. Prospective purchasers should satisfy themselves by inspection, searches, enquiries, surveys, and professional advice about all relevant aspects of the property.

6. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact; we have no authority to make or give any representation or warranties in relation to the property. If these are required, you should include their terms in any contract between you and the seller.

7. Note to potential purchasers who intend to view the property; if there is any point of particular importance to you, we ask you to discuss this with us before you make arrangements to visit or request a viewing appointment.

8. Viewings are strictly by prior appointment through Jackson-Stops.
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DATE DETAILS PRODUCED

September 2025