Ploughboy Lane, Saham Toney, IP25

Situated in the peaceful Norfolk village of Saham Toney, High House is an impressive and characterful four-bedroom detached farmhouse offering an exceptional rental opportunity in a truly private countryside setting. Approached via a quiet country lane and set within grounds extending to just under an acre, this beautifully presented home combines period charm with generous living accommodation, mature gardens and stunning views across the surrounding meadowland.

Saham Toney is a sought-after rural village positioned close to the popular market town of Watton, which provides an excellent range of everyday amenities including supermarkets, independent shops, cafés, doctors' surgery, pharmacy and schooling for all ages. The surrounding area offers an abundance of countryside walks and outdoor pursuits, whilst the nearby towns of Dereham and Thetford provide further shopping and leisure facilities. The location also offers convenient access to the wider Norfolk countryside and excellent road links.

The accommodation begins with a welcoming entrance porch leading into the impressive reception hall, where original tiled flooring and a staircase rising to the first floor immediately highlight the character and heritage of the property. The formal dining room provides an elegant entertaining space, enjoying a dual aspect outlook over the gardens and driveway, whilst featuring a charming cast-iron fireplace and traditional detailing.

The spacious sitting room offers a comfortable and inviting environment with a feature fireplace, attractive sash window and views across the front of the property. Beyond this, the conservatory provides a versatile additional reception space, perfect for relaxing or dining while enjoying panoramic views across the beautifully maintained gardens.

At the heart of the home is the well-appointed breakfast kitchen, fitted with a range of bespoke-style cabinetry, beech work surfaces and a comprehensive range of integrated appliances. The kitchen also benefits from the character addition of a two-stove Aga, creating a warm and welcoming centrepiece. A separate snug provides further living space, featuring an original bread oven, fireplace and access to the rear gardens via a stable door.

Completing the ground floor accommodation is a practical utility/cloakroom, offering additional storage, a butler sink, WC and space for laundry appliances, together with access to the outside.

The first floor provides four individually styled bedrooms, each enjoying its own character and benefiting from attractive views over the gardens and surrounding countryside. The principal bedroom offers a generous amount of natural light with dual aspect sash windows and a feature cast-iron fireplace. Bedrooms two and three are both well-proportioned doubles, while bedroom four provides a versatile additional room or guest bedroom. The accommodation is completed by a beautifully renovated family bathroom, featuring a freestanding bath, separate shower enclosure, contemporary vanity unit, WC and underfloor heating.

Externally, High House is approached via twin five-bar timber gates leading onto a private carriage driveway, providing ample parking and access around the property. The mature gardens have been thoughtfully landscaped.

The grounds also include a paddock area, offering excellent versatility, together with a double stable block and a substantial clay lump outbuilding, formerly used as a cart shed and stable, providing valuable storage space. The combination of mature gardens, open countryside views and extensive outdoor space makes this an exceptional home for those seeking privacy, tranquillity and a premium rural lifestyle.

High House represents a rare opportunity to rent a substantial period farmhouse in one of Norfolk’s most desirable countryside locations, offering a unique blend of character, comfort and space.

We endeavour to make property particulars accurate and reliable, however, they do not constitute or form part of any contract and none is to be relied upon as statements of representation or fact. Any service, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as a guide and are not precise. If you require clarification or further information on any points, please contact us, especially if you are travelling some distance to view.

During the tenancy (payable to the Agent/Landlord)
For English properties:
Payment of interest for the late payment of rent at a rate of capped at 3% above the Bank of England base rate.
During the tenancy if permitted and applicable:
- Utilities, gas, electricity, water and sewerage
- Communications, telephone and broadband
- Installation of cable/satellite
- Subscription to cable/satellite supplier
- Television licence
- Council Tax

Other permitted payments:
Any other permitted payments, not included above, for breaches of contract or under the relevant legislation including contractual damages. These may include reasonable costs or losses incurred for loss of keys, security devices and changes to the tenancy agreement or early termination, if the Landlord agrees they can be made, up to the permitted limits.

Tenant Protection:
Belvoir Norfolk is a member of NALS which is a client money protection scheme, and also a member of The Property Ombudsmen which is a redress scheme. You can find out more details on our website or by contacting us directly.