A character-filled 18th-century farmhouse in Little Barningham opposite the village church, offering four bedrooms and generous reception space. Sitting within 6.5 acres (stms) of gardens, orchard and paddock. Beautiful original features, a barn with annexe potential, and a peaceful village setting close to Holt (Greshams Schools), Aylsham and Sheringham.
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GROUND FLOOR

- Reception/Dining Hall
- Drawing room
- Conservatory
- Study
- Kitchen/breakfast room
- Boot room
- Playroom/snug
- Utility/boiler room
- Access to cellar
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FIRST FLOOR

- Main bedroom with en suite bathroom
- Three further double bedrooms
- Family bath/shower room
- Shower room
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OUTSIDE

- Barn with potential for further accommodation (STPP)
- Garage/oil tank store
- Paddock (unfenced)
- Orchard
- Courtyard rose garden
- Large, gravelled parking area
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ADDITIONAL FEATURES

Utilities

- Water supply: Mains
- Electricity: Mains
- Gas: No
- Oil: Private supply
- LPG: No
- Heating: Boiler – Oil central heating
- Drainage: Private (septic tank)
- Broadband connection: FTTC
- Parking: Off road & garage
- EV charge point: No

Rights and Restrictions

- Private rights of way: No
- Public rights of way: No
- Listed Property: No
- Restrictions: No
- Easements: No
- Conservation area: Yes

Risks

- Flooded in last 5 years: No
- Flood defences: N/A
- Source of flood: N/A
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TENURE & LAND REGISTRY

Freehold
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LOCAL AUTHORITY

North Norfolk Band F
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EPC RATING

E
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DESCRIPTION

Church Farm House is a handsome and substantial family home set in the quiet village of Little Barningham, positioned opposite the village church. Built of mellow red brick and flint beneath a pantile roof, the house is believed to date in part from the 1700s, with later additions creating a well-balanced and established four-bedroom home. It sits within gardens and grounds of approximately 6.5 acres (stms), including formal gardens, an orchard and a paddock.

The main entrance opens into a large reception and dining hall which forms the heart of the house. This room features wooden floorboards; an original fireplace fitted with a Clearview wood-burning stove and provides access to much of the ground floor accommodation. To the left is the drawing room, a light and spacious room with wooden floors, a further fireplace with a Clearview wood-burning stove and dual east and west aspects. The drawing room opens into the conservatory, which has underfloor heating beneath tiled flooring and French doors opening onto and views over the courtyard rose and lavender garden.

Also on the ground floor are two further good-sized rooms currently used as studies. One leads directly from the dining hall and is lined with bookcases, while the other sits off the rear hall near the kitchen and would work equally well as a playroom, snug or teenage room; the vendor currently intends to take the bookcases in this room when they move.

A back corridor gives access to the cellar, which we are advised is dry, and to a downstairs cloakroom with a generous coat storage cupboard.

The kitchen breakfast room is a particularly well-designed and practical space with east aspect and room for a large family table. The bespoke locally made solid ash kitchen is paint finished under granite worktops and offers extensive storage, a large central island with sink and bin storage, and integrated appliances. These include an oil-fired Aga, a rangemaster double oven with Calor gas hob and electric ovens, an extractor, dishwasher and a large fridge freezer.

Beyond the kitchen is a boot room with coat storage and a door to the garden, and a generous utility room with ample space for appliances, fitted cupboards under granite tops, a Butler’s sink, and housing for the oil boiler and water cylinder.

Stairs lead up from the reception hall to the first-floor landing. The principal bedroom is located at the south end of the house and enjoys south-east and west aspects, high ceilings and exposed beams, along with attractive views over the garden. Bespoke fitted wardrobes provide excellent storage and the en suite bathroom is spacious and contemporary, featuring a freestanding bath positioned to enjoy garden views, a double vanity unit with marble top, white sanitaryware and fitted cupboards.

There are three further double bedrooms with good cupboard space, all well-proportioned and enjoying garden views. These are served by a stylish family bathroom with bath and shower over, fully tiled with white sanitaryware and a large linen cupboard, as well as an additional shower room on this floor.
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OUTSIDE

Outside, on the south-west side of the house, the courtyard garden is laid with gravel and paved pathways and framed by raised parterre borders. There is a beautifully planted rose garden filled with pink roses and lavender, complemented by bay trees topiary, yew hedging and a contemporary Bryan Turner fountain, creating a calm and private space for relaxing or entertaining. To the front of the house, gated access leads to a large gravel parking area.

To the side of the property stands a single-storey barn offering considerable potential. It is currently one large open space with French doors opening onto the courtyard garden and an unused chimney potentially suitable for a wood-burning stove. There was previously planning permission to convert the barn into a single-storey annexe, which has since lapsed, but the potential remains to reinstate this or to use the building as a games room, studio, or teenage space. There is also scope to connect it to the main house, subject to the necessary consents.

The gardens extend to the east of the house into a large lawned area dotted with fine mature trees, including an oak believed to date from the 1700s, several copper beech trees, eucalyptus and a striking white cherry blossom tree. The orchard contains a wide variety of fruit trees including medlar, quince, plum, mulberry, pear and apple, with spring bulbs such as daffodils and snowdrops providing seasonal colour. An avenue of crab apple trees, along with neatly trimmed holly and Yew roadside hedging, further enhances the setting. There is also a separate area beyond a tall beech hedge which was once used as a soft fruit and vegetable area.

The property includes a paddock, which is currently let to a neighbouring farmer. The remaining section is owned by the farmer and is unfenced at present, with an agreement in place that the cost of fencing would be shared if required.

Church Farm House is a characterful and well-cared-for family home offering generous accommodation, original features and attractive grounds, all within easy reach of Holt, Aylsham, Sheringham and all that this beautiful part of North Norfolk has to offer.
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SITUATION

Little Barningham is a small village situated approximately 6.5 miles north of the market town of Aylsham and 19 miles north of the city of Norwich. The village is surrounded by beautiful countryside and is home to a number of historic buildings and landmarks. Church Farm House sits opposite the Church of St. Andrew which dates back to the 14th century. Little Barningham is a charming village with a rich history and a strong sense of community spirit. The village is served by an excellent GP surgery at Aldborough (approximately 3.1 miles) which also has a post office and a shop.

The picturesque market town of Holt is a short drive away and is renowned for its attractive street frontages, Greshams Schools and a wide range of independent shops and boutiques.

Nearby Aylsham offers a wide range of everyday amenities, including independent shops, cafes, supermarkets, pubs, doctors' surgery and a pharmacy. Weekly markets are held in the town square, preserving a strong sense of tradition and community. The town also benefits from good schools and community facilities, such as Youngs Park—a modern sports hub with pitches, changing rooms, and a clubhouse.

There are good walks on the doorstep and further wonderful parkland at Blickling Hall, a magnificent Jacobean estate managed by the National Trust, and Mannington Hall with its beautiful gardens.

The Cathedral City of Norwich has an International Airport and an intercity train service to London and an extensive range of cultural and leisure facilities, including the Norwich City football club, The Theatre Royal, cinemas and numerous restaurants, pubs and good shops and a busy market place selling local produce.

There is a buzz in the air as the region enjoys everything on offer from locally sourced butchers, fishmongers and farmers markets to artisan bakers, cool coffee shops, restaurants, delicatessens, up-market farm shops and art galleries.
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DRIVING DISTANCES (approx.)

- Holt (Greshams Schools) 6.5 miles
- Aylsham 6.5 miles
- Sheringham 7.5 miles
- Blickling 4 miles
- Norwich (international airport and mainline trains to London Liverpool Street) 19 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.

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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

January 2026