Chain Free Barn Conversion with Annexe in Hillington

Set on the edge of the Royal Sandringham Estate, The Old Barn is a truly outstanding carrstone barn conversion, a harmonious blend of rural elegance, modern comfort, and timeless character. From the moment you arrive, it’s clear this is no ordinary home. Offering over 5,000 sq. ft. of versatile living space, including a separate annexe, gym, home office and extensive outbuildings, this is a property designed for those seeking space, flexibility, and an exceptional lifestyle.

Steeped in history yet thoughtfully reimagined, the principal residence centres around a spectacular double-height reception hall, flooded with natural light from soaring gabled glazing and full-width bi-fold doors. At its heart lies a magnificent 11-metre sitting room, a true statement space, with exposed beams, feature lighting, and an impressive inglenook fireplace. Whether you’re entertaining on a grand scale or enjoying a quiet evening by the fire, this space rises beautifully to the occasion.

The adjoining kitchen is a masterclass in understated luxury. Handcrafted oak cabinetry is paired with granite worktops, a large central island, walk-in pantry and an electric Aga, delivering both beauty and practicality in equal measure. A separate utility room ensures every-day functionality is carefully tucked away.

The accommodation in the main house flows effortlessly, offering four bedrooms, including a stunning principal suite with open-plan dressing area and a large, indulgent shower room. Additional spaces, including a snug, study and a sleek, contemporary conservatory, provide flexibility for modern family life or remote working.

Linked discreetly to the main residence yet fully self-contained, the two-bedroom annexe presents an ideal opportunity for multigenerational living, visiting guests, or potential holiday letting (subject to the necessary permissions). With its own entrance, fitted kitchen, generous sitting room, and two bathrooms, it mirrors the quality of the main home while retaining a sense of independence and privacy.

Outside, the lifestyle offering continues. The south-facing, partly walled garden has been thoughtfully landscaped to provide seasonal colour, privacy, and various areas to enjoy. The extensive gravelled driveway leads to an extraordinary 21-metre, eight-bay cart shed, offering secure parking, eaves storage, and excellent conversion potential (STP). A separate building houses a fully equipped gym and sauna, while a dedicated home office and additional stores further enhance the practicality of the property.

Sustainability has been carefully considered, with modern comforts including air source heating, high-performance double glazing, 16 solar PV panels (with feed-in tariff), and mains drainage, all within a curtilage-listed heritage setting.

Located in the desirable village of Hillington, with a village store, pub, and easy access to King’s Lynn, Sandringham, and the beautiful North Norfolk coastline, The Old Barn combines peaceful rural living with excellent connectivity.

Offered with no onward chain, this is a rare opportunity to acquire a home of true distinction, one that balances scale and soul, tradition and innovation, privacy and possibility.

HILLINGTON
A small village situated a few miles outside King’s Lynn, Hillington is on the edge of the Royal Estate of Sandringham with Sandringham House, Woods and other Royal villages such as West Newton and Anmer just a short drive away.

The village amenities include a village shop/garage/post office, the renowned Ffolkes Arms Hotel, and the local church. Hillington is ideally located for access to King’s Lynn, Fakenham and the North Norfolk Coast, with many great pubs, walking and leisure facilities all within half an hour. For the keen golfers there are courses nearby at King’s Lynn and Middleton, and slightly further away are the challenging links courses of Hunstanton and the Royal West Norfolk at Brancaster.

With Cambridge, Peterborough and Norwich all within an hour’s drive and a direct rail line into London King’s Cross arriving in the capital in just 1 hour 40 minutes, King’s Lynn continues to attract a growing number of professionals seeking an easy commuter route. It’s easy to see the appeal of this central location with a clutch of high street retailers and independent restaurants in the town’s Vancouver Centre. The Majestic Cinema and King’s Lynn Alive Corn Exchange are the place to catch a film or show, or check out what’s on at St George’s Guildhall, the UK’s largest surviving medieval guildhall, today a vibrant arts centre.

SERVICES CONNECTED
Mains water, electricity and drainage. Air source heat pump.

COUNCIL TAX
Band G.

ENERGY EFFICIENCY RATING
Annexe - E. Ref:-5435-6527-0000-0739-9226.
Main House - D. Ref:- 2493-3049-8207-4715-0200

To retrieve the Energy Performance Certificates’ for this property please visit and enter in the reference numbers’ above. Alternatively, the full certificates’ can be obtained through Sowerbys.

TENURE
Freehold.

LOCATION
What3words: ///kindness.pepper.golden

WEBSITE TAGS
family-life
work-and-grow
bloom-blossom
village-spirit

Parking - Garage

Parking - Off street

Parking - Secure gated

Parking - Driveway