SITUATION & LOCATION 'Hornbeams' presents a rare opportunity to enjoy village living in the highly sought-after forest hamlet of Santon Downham, set at the very heart of the Thetford forest. Occupying a peaceful position with views across to historic St Mary's Church, the property enjoys immediate access to miles of surrounding pine woodland-quite literally from the doorstep-offering an exceptional lifestyle for nature lovers and outdoor enthusiasts alike. Set within a generous and well-established plot of approximately 0.40 acres (subject to survey), the property benefits from attractive gardens and a front driveway providing ample off-road parking, together with access to an attached garage and carport. Originally constructed in the mid-1960s, Hornbeams has been thoughtfully extended during the 1980s and, more recently, comprehensively updated and modernised by the current owner. Significant improvements include a re-tiled roof with breathable membrane, upgraded loft insulation, and the replacement of many of the windows, some doors and Velux rooflights with modern UPVC double glazing. The fascias, soffits and bargeboards have also been upgraded to UPVC. Internally, the kitchen and utility room have been completely refitted, complemented by a contemporary wood-burning stove in the main living room and a characterful Ironheart Esse wood-burning stove, complete with oven and twin hotplates, in the family room adjoining the kitchen. The main bathroom and en-suite shower room are recently installed, the electrical wiring has been upgraded, and electric panel radiators fitted throughout.

'Hornbeams' offers exceptionally versatile accommodation, adaptable to a variety of lifestyles. Originally arranged with four first-floor bedrooms, two have been combined to create a spacious principal bedroom with en-suite shower room. To the ground floor, the main living room and snug provide generous living space, complemented by a separate breakfast room and an impressive rear family room featuring a vaulted ceiling. Further highlights include a useful ground-floor office or den, leading via steps to a delightful "secret" room with built-in bunk beds-an imaginative hideaway ideal for children or visiting grandchildren. In addition, a fully plastered and decorated hobbies room located to the rear of the garage offers excellent flexibility and could serve a wide range of uses.

This is truly a home that caters for all-equally well suited to families, couples seeking space to grow, or those who enjoy entertaining friends and extended family. Its unique forest setting provides peace, freedom and natural beauty, while remaining conveniently close to nearby town amenities. Early viewings are highly recommended.

Santon Downham is a charming village situated on the Suffolk/Norfolk border, approximately 2 miles from the well-served market town of Brandon and around 4 miles from Thetford. Bury St Edmunds lies approximately 18 miles to the south, and the area benefits from excellent road and rail connections to London and the north. The village lies on the banks of the River Little Ouse and is surrounded by stunning forests and woodlands. Renowned for its scenic beauty, Santon Downham is a popular destination for walkers, cyclists and nature lovers. Thetford Forest, the largest lowland pine forest in Britain, spans over 19,000 hectares (47,000 acres) and is designated a Site of Special Scientific Interest, offering extensive trails and wildlife habitats, including deer, foxes and badgers. A further local landmark is St Mary's Church, dating back to the 12th century. This beautiful example of medieval architecture features notable historical artefacts, including a 15th-century font and a 17th-century pulpit, and is open to visitors throughout the year. 

WITH STEPS LEADING UP TO AN OPEN PORCHWAY WITH LIGHT  

ENTRANCE HALL With composite entrance door; UPVC sealed unit double glazed windows; storage/boot cupboard; LVT flooring; staircase leading to first floor. 

CLOAKROOM With WC and vanity wash basin; chrome electrically heated towel rail; UPVC sealed unit double glazed window; LVT flooring.

Open plan Living room with snug

Contemporary wood burning stove on tiled hearth; under stairs storage cupboard; electric panel radiator; triple aspect UPVC sealed unit double glazed windows including UPVC sealed unit double glazed door to rear garden. Vaulted ceiling to snug with Velux window; fitted shelving; fitted carpet. 

BREAKFAST ROOM 11' 6" x 8' 6" (3.51m x 2.61m) Electric panel radiator; matching wall lights; laminate flooring; doorway to kitchen; also leading to: 

FAMILY ROOM 20' 11" x 9' 0" (6.40m x 2.75m) With vaulted ceiling and Velux window; Electric panel radiator; Ironheart Esse wood-burning stove with oven and twin hot plates; UPVC sealed unit double glazed window to rear aspect and UPVC sealed unit double glazed doors to rear garden; part tiled and LVT flooring. 

KITCHEN 15' 8" x 7' 10" (4.79m x 2.41m) Well fitted with extensive range of shaker style matching wall and floor cupboard units with works surfaces over incorporating single drainer one and a half bowl stainless steel sink unit with mixer tap; built-in electric double oven and integrated under-counter larder fridge. Integrated Calor (LPG) four burner hob with glass splash-back and extractor hood over; UPVC sealed unit double glazed window to front aspect; LVT flooring. Door leading to: 

UTILITY ROOM 17' 5" x 6' 11" (5.33m x 2.11m) Further range of wall and floor cupboard units with work surfaces over to match kitchen. Single drainer stainless steel sink unit with mixer tap; space for slimline dishwasher and plumbing for washing machine; space for fridge freezer. UPVC sealed unit double glazed door leading to rear garden; composite door to the front leading to an outside open tiled porchway with steps leading down to the driveway and front garden. Door also leading to: 

OFFICE/DEN 9' 0" x 8' 11" (2.75m x 2.74m) With UPVC sealed unit double glazed tilt and open door/window to rear aspect; fitted carpet. Fold up steps provide access up to a small snug/ child's bedroom with built-in bunkbeds, storage cupboard, shelving and Velux window.
 

STAIRCASE LEADING FROM ENTRANCE HALLWAY TO FIRST FLOOR:  

LANDING With UPVC sealed unit double glazed window; linen cupboard with shelving and airing cupboard with pressurised hot water cylinder and immersion heaters; fitted carpet. 

MASTER BEDROOM ONE 16' 9" x 10' 0" (5.13m x 3.06m) With UPVC sealed unit double glazed windows to rear aspect; electric panel radiator; built-in double wardrobe cupboard with sliding doors and storage above; fitted carpet. 

ENSUITE SHOWER ROOM 8' 0" x 6' 2" (2.46m x 1.90m) Walk in shower with low profile shower tray and glass shower screen - incorporating plumbed-in overhead rain shower with separate handheld-shower attachment. Vanity wash basin with illuminated mirror above, and WC - also incorporating cupboard units and drawers below; chrome ladder style electric towel rail; part tiling to walls and ceramic tiled floor with electric underfloor heating; UPVC sealed unit double glazed window. 

BEDROOM TWO 9' 10" x 9' 11" (3.01m x 3.03m) UPVC sealed unit double glazed window to rear aspect; electric wall mounted radiator; fitted wardrobe cupboard; fitted carpet. 

BEDROOM THREE 6' 10" x 10' 2" (2.10m x 3.12m) UPVC sealed unit double glazed window to rear aspect; built-in double wardrobe cupboard with sliding doors and storage above; fitted carpet. 

UPVC sealed unit double glazed window to rear aspect; built-in double wardrobe cupboard with sliding doors and storage above; fitted carpet. 

FAMILY BATHROOM 6' 8" x 5' 7" (2.05m x 1.71m) Well fitted with shower bath incorporating Plumbed-in shower and glass shower screen; vanity wash basin and WC; fitted bathroom cabinet with mirror fronted doors; UPVC sealed unit double glazed window; ladder style electrically heated towel rail; mainly tiled walls; laminate flooring. 

OUTSIDE Occupying a slightly elevated position, the property is set within a generous and mature plot extending to approximately 0.40 acres (subject to survey). The expansive front garden is attractively screened by an established beech hedge, providing both privacy and kerb appeal. Vehicular access is via a five-bar timber gate with adjoining pedestrian gate, leading onto a tarmac driveway that offers ample off-road parking. The front garden is predominantly laid to lawn, interspersed with a variety of shrubs, bushes and a fine established oak tree. Steps to the side of the property lead to a well-proportioned log storage area, and gated access on both sides provides convenient entry to the rear garden. 

ATTACHED BRICK AND TILED GARAGE 17' 5" x 10' 0" (5.31m x 3.06m) Fitted with an electric automatic door and benefiting from a useful mezzanine storage area. 

ATTACHED TILED CARPORT Providing additional covered parking or storage.

The substantial rear garden, which enjoys a southerly aspect, is a true wildlife haven, attracting an impressive variety of birdlife including blue tits, blackcaps, goldfinches, wagtails and swifts, along with owls and regularly visiting woodpeckers. Backing directly onto Thetford Forest, the garden enjoys a wonderfully private and natural outlook.

A charming timber summer house sits alongside an elevated composite deck overlooking an ornamental wildlife pond, which is reportedly visited by mandarin ducks. Immediately to the rear of the house is a paved sun terrace, ideal for outdoor entertaining, leading onto a formal lawned garden. Beyond this, the gardens feature a mix of mature evergreen and deciduous trees, two established apple trees, and extend into a more wooded area with lawns and winding pathways.

Further practical features include a generous timber shed/workshop, ideal for storage or garden projects. 

WORKSHOP / HOBBIES ROOM 14' 0" x 10' 5" (4.29m x 3.19m) Attached to the rear of the garage and accessed from the rear garden is a brick and tiled workshop/hobbies room. This fully plastered and decorated space benefits from light and power, UPVC double-glazed windows, and a door to the outside, making it suitable for a wide range of uses including hobbies, a home office or studio. With external power outlet. 

SERVICES Mains Water and Electricity is connected. Septic tank drainage. 

TENURE Freehold 

Energy Rating (EPC) Rated E 

Council Tax Band Band E