Rosary Road, Norwich, Norfolk, NR1

A striking Victorian Gothic former rectory in a prime conservation setting, offering 4,267 sq ft of characterful, flexible living space. Featuring period details, multiple reception rooms, annex, and stunning city views, all within walking distance of Norwich train station, river, and historic centre, set within beautiful, private landscaped grounds.
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GROUND FLOOR

- Vestibule
- Spacious entrance hall
- Sitting room
- Dining room
- Kitchen/breakfast room
- Pantry
- Scullery
- Utility room
- Study/snug
- Garden room
- WC
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FIRST FLOOR

- 4 bedrooms
- Family bathroom
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ANNEX

- Sitting room
- Dining room
- Two bedrooms
- Bathroom
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OTHER

- 3 room cellar
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OUTSIDE

- Large garden & grounds extending to approx. 0.5 acres (stms)
- Vegetable patch
- Greenhouse
- Summer house
- Pond
- Courtyard garden
- Shed
- Store room
- Ample off-road parking
- Far-reaching views towards the Cathedral
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ADDITIONAL FEATURES

Utilities

- Water supply: Mains
- Electricity: Mains
- Gas: Mains
- Heating: Boiler (new efficient system installed 2019)
- Drainage: Mains
- Broadband connection: FTTP
- Parking: Off road parking
- EV charge point: No

Rights and Restrictions

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

Risks

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

Freehold: NK41847
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LOCAL AUTHORITY

Norwich City Council, Band: G
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EPC RATING

D
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DESCRIPTION

The Old Rectory was built in 1863 in the Victorian Gothic style, constructed in knapped flint with a red brick wing. It was formerly known as The Vicarage for St Matthews Church which was built in 1851 by the Diocesan architect John Brown. The property is within the conservation area east of the City Centre known as Thorpe Hamlet and is within easy walking distance of the mainline station, the River Wensum and the city centre. The City, Cathedral, City Hall and Castle can all be seen from the house.

The Old Rectory was purchased over 40 years ago from the Diocese of Norwich and has since been carefully restored into a family home. The house retains a wealth of original Victorian features, including arched mullioned windows, internal shutters, open fireplaces, and original cornicing. Externally, there are a number of carved plinths, gargoyles and six impressive, highly decorated chimney stacks.
It is a substantial property offering 4,267 sq ft of flexible accommodation.

In 2016, new water pipes were installed, bypassing the original system, along with a new water meter. In 2024, the three gables were repaired and reinforced, and a new gas supply was installed with a meter located in the courtyard.
Step into a home of character, space, and remarkable potential.

From the moment you enter through the front door into the welcoming vestibule, this substantial property immediately impresses. A secondary door opens into a generous entrance hall, where a sweeping staircase sets the tone for the elegant accommodation beyond.

The ground floor offers exceptional versatility, featuring three beautifully proportioned reception rooms. The formal dining room, currently styled as a library, enjoys a south-facing bay window that floods the space with natural light, complemented by warm wood flooring, an open fireplace, and bespoke built-in bookshelves. Across the hall, a cosy study/snug provides a peaceful retreat with a west-facing aspect and charming period features. The sitting room is equally striking—spacious and inviting, with a west-facing bay window offering captivating views towards the Cathedral spire, wood flooring, an open fireplace, and further fitted shelving.

At the heart of the home lies a well-appointed kitchen, complete with extensive built-in storage, a Rangemaster cooker, and a characterful wood burner. A large walk-in pantry adds practicality, while the utility room provides space for freestanding appliances. A scullery presents an exciting opportunity for those considering multi-generational living or guest accommodation, should one wish to have a second kitchen. Additional ground floor features include a cloakroom, garden room and large cellar, enhancing the property’s flexibility.

Upstairs, the impressive sense of space continues. A striking landing, enhanced by a double-height ceiling and large window, creates a bright and airy central hub flooded with natural light. The first floor currently offers four generously sized double bedrooms, all benefiting from elevated views, along with a well-proportioned family bathroom.

To the rear, a further four versatile rooms and a second bathroom present an exceptional opportunity to accommodate extended family, host guests, or potentially create an income-generating space, subject to any necessary consents.

Combining period charm with adaptable living spaces, this is a rare opportunity to acquire a home that can evolve to suit a variety of lifestyles.
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OUTSIDE

Approached via a sweeping, steep driveway off Rosary Road and secured behind impressive wrought iron gates, the property immediately conveys a sense of privacy and grandeur. A generous forecourt provides ample parking for multiple vehicles, setting the tone for the exceptional outdoor space beyond.

The west-facing garden is a true highlight, offering breathtaking, far-reaching views towards the Cathedral—perfect for enjoying sunsets across the skyline. Thoughtfully landscaped, the grounds feature an expansive front lawn interwoven with a series of pathways that gently guide you through its various tiers and secluded areas.

Mature trees, including lime, birch, holly, and ash, create a rich, established setting, enhancing both the beauty and biodiversity of the garden. A charming pond with a summer house sits in a tucked-away position, providing an idyllic vantage point across the main lawn—ideal for quiet relaxation or entertaining.

To one side, steps lead to a well-appointed vegetable garden, complete with a greenhouse and beds, offering a wonderful opportunity for sustainable living. The entire garden is a haven for wildlife, delivering a rare sense of tranquillity despite its proximity to the city centre.

Completing the outdoor space is a private walled courtyard, accessed via a door from the driveway as well as directly from the house. This sheltered and sun-filled area offers a perfect spot for al fresco dining or morning coffee in complete seclusion.
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SITUATION

The River Wensum is a two-minute walk from the property; it meanders through the city and offers boat and canoe rental and there are various pubs situated along the river itself. There's a riverside path which winds its way around the centre of Norwich or, in another direction, out towards the twenty-six miles of paths that make up Marriott's Way, a route loved by runners and cyclists alike.

A short walk away is Norwich Cathedral and the immaculately preserved Cathedral Close. Norwich Castle, which was begun on the orders of William the Conqueror, and now houses a fine museum is also within walking distance.

There is excellent access (much of it just a brief walk away) to shopping, restaurants, and many of the city's principal cultural venues, including a multiscreen arts cinema housed in a period building nearby and the city's main theatre.

The oldest part of Norwich is the streets and alleys off Tombland, which is opposite the cathedral. Once popular residential streets for wealthy Norwich merchants but today a fascinatingly eclectic mix of private dwellings, antique shops, galleries, restaurants, tea rooms and a convenient cafe. There are a variety of historical period buildings on Elm Hill, including The Britons Arms, which dates to 1347 and is now a popular restaurant.

Norwich has a vibrant business community and, as the regional centre, has an extensive range of cultural and leisure facilities, including museums, the Sainsbury Centre for the Visual Arts, theatres, cinemas, Norwich City Football Club and numerous chains and independent restaurants and pubs.

In May each year, the city hosts the Norfolk and Norwich arts Festival, featuring music, theatre, dance, and other visual arts.

Norwich has an excellent range of state and private schools, and the University of East Anglia is located on the outskirts of the city.

The mainline railway station is either an easy walk or a short drive from the property. There are regular direct trains to London (quoted by Greater Anglia at 1hr 50 mins to Liverpool Street Station) and a direct connection to Cambridge among other destinations. Norwich also has an expanding international Airport, which is just 4 miles north of the city. There are a number of bus stops within a 5-minute walk of the property offering regular services across the city and beyond.

Both the North Norfolk coast, renowned for its sandy beaches, bird reserves, seals and sailing facilities, and the Norfolk Broads are within easy driving distance.
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WALKING DISTANCES (approx.)

- Norwich Train Station: 0.4 miles
- Norwich Cathedral: 0.5 miles
- Norwich Castle: 0.9 miles
- Norwich Market: 1 mile
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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

Prospective purchasers, particularly those with children, should exercise appropriate care and ensure close supervision at all times when near the pond.

There are a number of Tree Preservation Orders (TPOs) within the grounds. Further information can be found on the Norwich City Council website under “Tree Work and Preservation (TPOs).”

The property is situated within a conservation area; therefore, no alterations to the external appearance of the building are permitted.
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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

May 2026