High Street, Ketteringham, Wymondham, Norfolk, NR18

An attractive ring fenced residential farming estate

Description

Positioned around the highly regarded village of Ketteringham, Ivy House Farm is an impressive mixed agricultural holding extending to approximately 504.10 acres (204.01 hectares). The property presents a rare opportunity to acquire a productive and well-equipped farm, combining quality farmland, extensive farm buildings and a substantial principal residence, together with additional cottages and amenity land.

At the heart of the farm lies Ivy House, a charming Grade II listed farmhouse enjoying south and west-facing views across the surrounding countryside. The house offers generous and well-balanced accommodation extending to six bedrooms, with spacious reception rooms, attractive gardens and ample private parking, creating an appealing family home within a rural setting.

The farm benefits from a combination of productive arable land and versatile pasture, making it well suited to both commercial farming operations and lifestyle purchasers seeking a substantial rural estate. The principal farmyard provides extensive grain storage and drying facilities, supporting efficient agricultural operations, while a traditional range of red brick and flint farm buildings offers potential for residential, commercial or alternative uses, subject to the necessary consents.

Additional residential accommodation includes The Parlour, a spacious three-bedroom dwelling with office space, together with 7 and 8 High Street, Ketteringham, two well-presented village cottages providing two and three-bedroom accommodation respectively.

The farm is classified as Grade 3 agricultural land, with soils belonging predominantly to the Burlingham 1 series, comprising loamy soils well suited to autumn-sown crops. The ring-fenced holding benefits from an excellent network of farm tracks and roadside access, providing efficient connectivity across the farm. Alongside the productive farmland, the holding includes attractive areas of woodland, grassland and a lake, providing significant amenity, conservation and sporting appeal. A small game shoot has been operated across the farm for many years.

In total, the holding comprises approximately 394.15 acres (159.51 hectares) of arable and pasture land, 83.91 acres (33.96 hectares) of woodland, 4.09 acres (1.65 hectares) of water and approximately 4.13 acres (1.67 hectares) occupied by the residential properties, farmstead and associated areas, with the balance comprising tracks and miscellaneous land.

Location

The farm sits comfortably within the rolling agricultural landscape of South Norfolk, approximately 3 miles north-east of Wymondham and around 5.5 miles south-west of Norwich. The farm occupies an attractive position offering a desirable balance of rural tranquillity and accessibility. The surrounding landscape is characterised by productive arable land, mature hedgerows and a network of farm tracks and footpaths, reflecting the area's strong agricultural heritage. This creates both a practical and efficient farming environment alongside an appealing rural setting, with open views across well-managed countryside and a traditional Norfolk landscape of villages and farmland.

The nearby market town of Wymondham provides a comprehensive range of day-to-day amenities including supermarkets, independent shops, cafés, pubs, schooling, healthcare and leisure facilities. Norwich offers an extensive range of retail, cultural and recreational amenities, alongside a full suite of professional services, major healthcare facilities and employment opportunities, combining the convenience of a regional city with easy access to the countryside.

The surrounding area supports an active outdoor lifestyle, with extensive access to countryside walks, bridleways and public rights of way, together with a range of nearby leisure and sporting facilities. The Norfolk coastline is also within easy reach, with Cromer (c.29 miles, approximately 45 minutes), Southwold (c.36 miles, approximately 1 hour) and Aldeburgh (c.45 miles, approximately 1 hour 15 minutes) all accessible for day trips. Overall, the location offers an excellent combination of productive farmland, strong connectivity and a wide range of nearby amenities, making it highly attractive for both agricultural and lifestyle purchasers.

The property benefits from convenient access to the A11 (c.2 miles) and A47 (c.3–4 miles), providing road connections to Norwich, Cambridge and the wider strategic road network. Wymondham railway station (c.3.5 miles, 8–10 minutes' drive) offers regular services to Norwich (approximately 15 minutes) and onward connections to London Liverpool Street (from approximately 2 hours), making the location well suited to both commuting and wider travel. Norwich International Airport is approximately 30 minutes' drive (c.13 miles), providing domestic and selected international services, while Stansted Airport is around 79 miles (approximately 1 hour 30 minutes) to the south-west.

A strong selection of schooling is available locally, with well-regarded state and independent options including schools in Wymondham and Norwich, as well as a number of established independent schools within easy reach of the property.




Acreage: 504.1 Acres