An Exceptionally Refurbished Period Home in Docking

EAST FARM
Set well back from the road on the eastern edge of the village, East Farm is one of the most exceptional houses to come to the North Norfolk market in recent years. It is rare to find a period property that has been so thoughtfully refurbished while still retaining, and enhancing, its original character.

The house is now arranged in a U shape, with the original farmhouse at the front connected to the former stable block by a single-storey vaulted extension.

The ground floor is remarkably generous. Entering through what was once the original front door, you are welcomed by an impressive central hall, double height with a sweeping staircase rising to a galleried landing above, setting the tone for the rest of the house.

Within the original farmhouse there is a wealth of flexible living space. To the east is the main sitting room with a deep fireplace, while to the west a more intimate TV room or study offers a quieter retreat. A practical utility and boot room sits just off the rear entrance, ideal after a walk in the elements.

You are then through to what is most definitely the room that sets this house apart, the kitchen, dining and family room. With its vaulted ceiling and exposed beams, the sense of space is immediate, and it’s easy to picture everyone coming together here. It naturally divides into three areas: a beautifully fitted kitchen with extensive cupboards, generous worktops and a walk-in pantry, a central dining space for larger gatherings, and a seating area that comfortably accommodates multiple sofas. Two sets of bi-fold doors open onto the central courtyard, making this a space that works just as well in the summer months.

To the rear, the house connects to the original stable block, now converted into an additional reception room. This flexible space could also serve as a home gym, alongside two double bedroom suites set within their own wing, ideal for guests or extended family.

Back in the main house, a grand staircase leads to a galleried landing and four further double bedrooms. Two share a family bathroom, while the remaining two are generous suites with dressing rooms, the principal also benefiting from a bath and separate double shower.

Outside, to the front, there is a two-bay clock house cart shed with a garage, workshop and additional storage, along with ample parking. To the rear, the central courtyard provides a sheltered space for outdoor entertaining, with the rest of the garden laid to lawn.

DOCKING
Docking is one of Norfolk’s best hideaways, just four miles from the sea and a short drive from the market towns of Fakenham and Holt.

Dating back to Saxon times, Docking is one of Norfolk’s highest points at 272 feet and was once known as ‘Dry Docking’ due to its lack of drinking water. In the 18th century, a well was sunk, and residents paid a farthing per bucket until mains water was installed in 1936. During World War II, RAF Docking airfield operated nearby, and Docking Hall housed actors Richard Burton, Robert Hardy, and Warren Mitchell.

Today, Docking boasts a strong community with a thriving nursery and primary school, filling the streets with the sound of children playing. The village is well-serviced with a GP surgery, village store with Post Office, playing field, tennis court, bowling green, popular fish and chip shop, and The Railway Inn.

Buyers have a wide range of property options, including traditional brick and flint cottages, classic Georgian houses, and quality new-build homes. One notable development is Four Miles, named for its proximity to Thornham and Brancaster, offering cottages, barns, and apartments designed to blend with the countryside.

Docking residents can enjoy growing their own produce or visit the weekly farmer’s market at Ripper Memorial Hall. Held on Wednesday mornings, shoppers come from far afield to fill their baskets with fresh produce from local smallholders and delicacies from Norfolk artisan producers.

Offering the best of coast and country, it’s easy to see why Docking is such a sought-after spot.

SPECIFICATION

KITCHEN & UTILITY

• Beautifully finished, bespoke kitchens with hand-crafted units and quartz work surfaces

• Appliances including Aga Range cooker and fridge/freezer, wine cooler, instant boil tap and dishwasher supplied by Neff

• Utility rooms finished to the same high-quality standard including hand-crafted units

BATHROOMS

• Contemporary white sanitaryware throughout

• Free-standing baths

• Hand-crafted sink and towel units to bathrooms and en-suites

• Fully tiled showers to bathrooms and en-suites

• Heated towel rails

• Additional comfort of underfloor heating

INTERNAL FEATURES & FINISHES

• Decorated in Farrow & Ball calming neutral tones throughout

• Open galleried landing chandelier

• Italian porcelain tiling to ground floor, quality carpeting to first floor included

• Wooden hardwood flooring in reception rooms

• Wood internal doors complemented with brushed metal handles

• Highly insulated and thermally/acoustically efficient

• Brushed metal LED down lighters to ground floor, pendant lighting to first floor

• Brushed metal sockets and light switches throughout

• Mains connected smoke detector system

• Intruder alarm

• Air source heating technology providing underfloor heating to ground floor and thermostatically controlled radiators to first floor

• Wi-Fi boosters throughout

• Security cameras installed

• Ring doorbell

EXTERNAL FEATURES & FINISHES

• Rendered front

• Traditional Norfolk style cobbled flint infill

• Red Clay Pantiles on barn roof

• Black slate roof on the main house

• White hardwood sash double glazed windows

• White bi-fold doors

• Black steel rainwater goods

OUTSIDE

• 3-sided courtyard garden landscaped with Italian porcelain tiles matching internal

• Walled lawned garden

• Large mature native trees

• Garage, workshop and 2 bay carport

• Outside tap, power supply, external lighting and Electric Vehicle charging available at request

SERVICES CONNECTED
Mains water, electricity and drainage. Heating via air source heat pump.

ENERGY EFFICIENCY RATING
To be confirmed.

TENURE
Freehold.

LOCATION
What3words: ///pens.typified.entertainer

WEBSITE TAGS
new-homes

Parking - Driveway

Disclaimer

These particulars are provided as a guide only and do not form part of any offer or contract. Sowerbys and its representatives have no authority to make or give representations or warranties. All descriptions, measurements, photographs and plans are for guidance only and should not be relied upon as statements of fact. Buyers should satisfy themselves as to the accuracy of the information through inspection or professional advice. Services, appliances and equipment have not been tested and no warranty can be given as to their condition. Planning permissions, building regulations and other consents should be verified by the buyer’s legal adviser. In accordance with Anti-Money Laundering regulations, proceeding buyers must complete a digital ID check through our compliance partner. A charge of £48 including VAT per sale or purchase applies. Leasehold buyers should confirm ground rent, service charges and lease details with their legal adviser.