Holverston, Norwich, Norfolk, NR14

Set within the peaceful Norfolk countryside just 6 miles from Norwich, Holverston Hall is a magnificent Grade II* listed residence dating back to circa 1545 and an elegant later 1645 addition of the porch, enhancing its timeless character. Rich in period features and architectural detail, Holverston Hall is a truly impressive country home, offering splendid accommodation, beautiful grounds, and an array of superb amenities including a swimming pool, tennis court, and a range of outbuildings. This is a rare opportunity to acquire a historic and characterful residence in an idyllic rural setting—perfectly blending heritage, space, and lifestyle – a fantastic family home.
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GROUND FLOOR

- Entrance hall
- Drawing room
- Dining room
- Sitting room
- Study
- Kitchen
- Garden room
- Laundry
- Store/ gun room
- Shower room
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FIRST FLOOR

- Main bedroom with ensuite
- Bedroom with ensuite
- Four further double bedrooms
- Family bathroom
- W.C
- Sewing room
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OTHER

- Attic space
- Cellar
- Treatment Plant installed 2025
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OUTSIDE

- Mature gardens
- Ten acres
- Stables & tack room
- Wood shed
- Cart shed
- Garages/ barns
- Garden stores
- Pool room
- Kennel
- Tennis court
- Swimming pool
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ADDITIONAL FEATURES

Utilities

- Water supply: Private (well)
- Electricity: Mains
- Oil: Private supply
- Heating: Boiler
- Drainage: Treatment plant (installed 2025)
- Broadband connection: Cable
- Parking: Garage, cart shed, driveway
- EV charge point: No

Rights and Restrictions

- Private rights of way: Yes
- Public rights of way: No
- Listed Property: Yes (Grade II*)
- Restrictions: Yes
- Easements: Yes
- Conservation area: No

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

Freehold
Land Registry – TBC
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LOCAL AUTHORITY

South Norfolk
Band G
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HISTORIC ENGLAND

1050458
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GROUND FLOOR

Upon entering through the stone porch, you are welcomed into a grand entrance hall featuring impressive ceiling height, a striking sweeping wooden staircase, and stone flooring—all of which set the tone for the elegance and character that define this home.

To the right, the drawing room offers a fabulous dual-aspect space with views over the front lawns and across the rear garden and paddock beyond. Original shutters, large windows, and refined cornicing speak to the home's period charm, while a stunning JetMaster fireplace serves as the room’s focal point—perfect for creating warmth and atmosphere on cooler evenings.

Returning through the hallway, the dining room unfolds as an elegant and inviting space, perfect for hosting memorable formal dinners. Floor-to-ceiling sash windows, with original shutters, flood the room with natural light, framing breathtaking, uninterrupted views of the garden and paddocks beyond. The exquisite cornicing and ornate ceiling rose add a touch of timeless grandeur, while the classic open fire provides a comforting focal point, radiating warmth and charm on cooler evenings. A discreet door leads back to the hallway, and just off the dining room, a generously sized storeroom offers versatile use—whether as additional storage or a quiet study space.

Further along the hallway lies a charming reception room, anchored by a magnificent fireplace that commands attention, flanked by built-in cupboards providing ample storage. Hidden cleverly within this room is access to a spiral vented cellar—a secret sanctuary designed to house a fine collection of wines, thoughtfully crafted by the current owners to combine practicality with intrigue. The cellar is able to hold 625 standard bottles.

Ahead, a well-appointed shower room, crockery cupboard, and utility room—once the dairy —offer functional yet charming spaces essential to daily living. The utility room features generous storage above and a convenient door leading out to the patio, making it ideal for refreshing poolside access and seamless indoor-outdoor living.

Returning to the hallway, the heart of the home reveals itself in the generous kitchen, boasting a classic oil-fired AGA that evokes warmth and tradition. With a spacious pantry and sweeping views over the manicured lawns, this kitchen is designed for both everyday family life and lively entertaining. The kitchen also houses a nitrate water tap. There’s ample room for a central island or dining table, flowing effortlessly into the adjoining garden room—a bright, airy space where natural light dances through the windows, accentuating the room’s character and charm. Double doors open wide to the sun-drenched patio, creating the perfect setting for alfresco dining and summer gatherings.

Adjacent to the kitchen, a generously sized study leads down a few steps into the intimate sitting room. This cosy retreat, with its flickering log-burning stove, exposed timber beams, and warm hues, offers the perfect sanctuary to unwind. The rustic charm of the beams and the gentle glow of the fire create an inviting ambiance, enveloping you in comfort and tranquillity.
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FIRST FLOOR

Moving up the stunning staircase to the first floor, you are greeted by a bright and airy landing flooded with natural light, creating a welcoming and spacious atmosphere. The first floor comprises six well-proportioned bedrooms. Two of these bedrooms are generous in size and feature luxurious en-suite bathrooms.

The main bedroom showcases a more contemporary renovation, complete with built-in wardrobes and bespoke shelving that add both style and functionality. Its recently updated en-suite is a true retreat, boasting his and her sinks, a beautifully crafted bath, and a separate walk-in shower—perfect for unwinding after a long day.

Each bedroom enjoys stunning views over the manicured gardens and rolling paddocks beyond, connecting the interior to the tranquil Norfolk countryside. One of the charming bedrooms was formerly used as the apple store, a delightful nod to the property’s rich history and unique character. In addition to the two en-suites, the first floor also offers a well-appointed family bathroom and a separate W.C., ensuring ample facilities for family and guests alike. There is a second staircase leading back to the ground floor. There is also a staircase leading up to the attic which is a fabulous space with a significant amount of storage.
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OUTSIDE

The grounds of Holverston Hall extend to approximately ten acres, offering an exceptional combination of formal gardens, paddocks, leisure facilities, and a range of traditional outbuildings. The beautifully maintained manicured gardens and expansive lawns provide a tranquil setting and have been thoughtfully tended over the years to create a private and picturesque landscape.

Among the property’s standout features is a heated 5x10 meter Roman ended swimming pool, powered by an air source heat pump, with an adjoining stone patio ideal for al fresco dining and summer entertaining. Nearby lies a tennis court (Doe Viscount surface) set within mature surroundings—perfect for active outdoor enjoyment.

A selection of versatile outbuildings offer excellent ancillary space and include three stable bays with a tack room, wood store, coal store, cart shed, garage, garden stores, and kennels. Currently used for storage, these buildings present exciting potential for further development or alternative uses (subject to any necessary planning permissions).

The paddocks provide ideal grazing or equestrian use, making the property well-suited to those seeking a country lifestyle with scope for horses, hobby farming, or further landscape design.
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HISTORY

Holverston Hall is a distinguished Grade II* listed residence, primarily dating from the mid-16th and 17th centuries, with carefully executed 19th- and 20th-century additions. Constructed predominantly of brick, the building notably incorporates re-used ecclesiastical masonry, reflecting its rich historical provenance. The roofs are finished with pantiles.

The original mid-16th-century structure extends east to west and comprised four bays. In the 17th century, a substantial extension was added southward from the west end, resulting in a refined three-bay façade that retains overall symmetry. The house is two storeys in height and is dominated by a striking three-storey entrance porch dating from circa 1600. Architectural highlights include polygonal angle shafts on moulded bases rising to ornate finials, a moulded four-centred brick entrance framed by a square surround beneath a pediment, and a clock face set prominently above, crowned by a shaped gable with a central moulded finial. The clock is a single-handed slate faced clock and the current owners still have the original weights and ropes.

Fenestration consists largely of renewed four- and three-light cross casement windows set beneath gauged skewback arches, complementing the period aesthetic. The gabled roof integrates the top storey of the porch, while internally, rebuilt end stacks are present. The mid-17th-century wing to the left features similar window treatments beneath a distinctive bell-capped gable roof.

The rear elevations predominantly reflect 19th- and 20th-century modifications, with the interior largely modernised during the 20th century. Noteworthy surviving historic elements include the original newel staircase with octagonal newel posts and substantial timber roof frameworks from both the 16th and 17th centuries, featuring tie beams, principals, clasped purlins, and characteristic curved wind bracing.

Holverston Hall stands today not only as a beautiful family home but also as a living monument to Norfolk’s rural history. The property embodies centuries of architectural styles, craftsmanship, and country living, making it a rare and treasured piece of England’s cultural tapestry.
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SITUATION

Nestled in the heart of South Norfolk, Holverston is a peaceful rural hamlet offering a true sense of countryside seclusion, yet is conveniently located just six miles southeast of Norwich. The surrounding landscape is defined by open fields, quiet lanes, and a patchwork of farmland, making it ideal for those seeking a slower pace of life amid nature. The parish itself is one of the smallest in Norfolk, home to fewer than 30 residents, giving it a unique sense of privacy and community.

Despite its tranquil setting, Holverston is well placed for access to nearby villages such as Rockland St Mary, which offers a good range of local amenities including a primary school, village shop, GP surgery, pub, and post office. The area is also close to the Norfolk Broads, with popular riverside spots like Rockland Broad and Surlingham offering beautiful walks, birdwatching, and boating. Excellent road links via the A146 provide easy travel to Norwich and beyond, combining rural charm with practical convenience.
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DRIVING DISTANCES (approx.)

- Norwich Train Station: 6.5 miles
- Coast (Southwold): 25 miles
- Norwich International Airport: 10 miles
- Loddon: 6 miles
- Bungay: 13 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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AGENTS NOTE

When viewing with children there is a swimming pool. The driveway is parted shared with the neighbouring property, from the iron gates the driveway is private. The owners have a right of access on the road leading to the A146. 75% of the land is owned and maintained by The Crown Point estate the remaining 25% is not used by farm machinery and is shared maintenance between Holverston Hall and Great Barn (these are the only two properties with access to this lane towards A146) and also from the rear of the property towards Rockland St Mary, this access is 80% maintained by The Crown Point Estate and the remaining 20% is shared between six properties (Holverston Hall pays less for the maintenance here and they do not often use this access point) Ask agent for more details.

A level 3 RICS survey has been carried out by an independent surveyor this will be assigned to the buyers at a cost inclusive of VAT upon completion of the sale.
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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