Rudham Road, Harpley, King's Lynn, Norfolk, PE31

The Norfolk Agents are delighted to offer Hillcrest, a charming three-bedroom character barn conversion ideally situated on approximately 0.6 acres in the picturesque village of Harpley. Conveniently positioned between the popular market towns of King’s Lynn and Fakenham, the village also provides easy access to the beautiful North Norfolk coast. Originally converted in 1987, the property has been thoughtfully arranged to create a beautiful single-storey family home, retaining an abundance of character and charm throughout. A particularly exciting feature is the neighbouring barn/outbuilding, which benefits from planning permission for conversion into a three-bedroom, single-storey dwelling with its own separate driveway entrance, offering significant future potential. Currently arranged as a three-bay cart shed with an outside store and versatile garden studio/office, the barn provides an exciting opportunity for a second dwelling. The main residence combines the character of a traditional barn conversion with the practicality of modern family living, featuring attractive brick and flint elevations, exposed beams and impressive vaulted ceilings. The accommodation centres around a superb open-plan living and dining room, complemented by a bright conservatory, well-appointed kitchen/breakfast room and separate utility room. There are also three generous double bedrooms, with the master bedroom benefiting from a dressing room and recently updated ensuite shower room, while the remaining bedrooms are served by a beautifully renovated family bathroom. Externally, Hillcrest occupies a generous plot of approximately 0.6 acres, with beautifully landscaped gardens, ample space for outdoor entertaining and generous off-road parking. Offering a fantastic combination of character, generous grounds and exciting development potential, Hillcrest is a truly distinctive property with the added benefit of planning permission for a further three-bedroom dwelling, set within the desirable village of Harpley.

ACCOMMODATION

Visitors are welcomed into the property via an inviting entrance hall, where an attractive exposed brick and flint wall immediately introduces the wealth of character found throughout the home. From here, the accommodation flows into the impressive living/dining room, a generous and naturally light space enhanced by striking vaulted ceilings with exposed beams and roof windows. This fantastic room forms the heart of the home, offering an excellent environment for both entertaining and relaxing. An attractive exposed brick fireplace with log burner provides a charming focal point, adding warmth and further character to the space. Sliding doors open directly from the living room into the bright conservatory, creating a seamless extension of the main reception area. With pleasant views over the garden, this versatile space provides a lovely setting in which to relax and enjoy the surrounding grounds. The neatly-appointed kitchen/breakfast room is positioned beyond the main reception space and continues the wonderful sense of space, featuring a high vaulted ceiling and roof window which floods the room with natural light. The kitchen is fitted with a range of storage units, complemented by attractive marble worktops and a traditional butler sink, alongside an integrated electric oven, hob with extractor, water softener and space for additional appliances. A useful utility room is conveniently positioned adjacent to the kitchen, housing the boiler and providing plumbing for laundry appliances, as well as direct external access. The bedroom accommodation is thoughtfully arranged at opposite ends of the property, providing an excellent degree of separation and privacy. Two generous double bedrooms are positioned to one side of the home and are served by a recently renovated family bathroom, comprising a large walk-in shower, vanity unit with wash basin and WC. Occupying the opposite end of the property, the superb master bedroom is a generous double with a large bay window overlooking the garden. The room benefits from a separate dressing room and a beautifully appointed ensuite shower room, which was updated approximately two years ago and features both a bath and separate walk-in shower. The master bedroom can also be accessed independently from the rest of the home, creating an exceptionally versatile space that would be ideally suited to multi-generational living or accommodating guests.

OUTSIDE

The property occupies a generous plot with the benefit of two separate entrances, one accessed from the A148 and the other from Rudham Road. The driveway to the northern side of the plot leads to a substantial parking area positioned in front of the separate barn/outbuilding, providing ample off-road parking for multiple vehicles. The barn is currently arranged to provide a three-bay cart shed offering covered parking, a separate outside store and a highly versatile garden studio/office, currently used as an office. Importantly, the barn benefits from planning permission for conversion into a three-bedroom, single-storey dwelling, offering exciting future development potential. With its own separate driveway, there is considerable scope for the proposed dwelling to operate independently from the main house, making this an especially attractive proposition for multi-generational living, holiday let potential or a promising investment opportunity. The remainder of the grounds have been beautifully landscaped, featuring a generous lawn bordered by well-established planting which provides colour and interest throughout the seasons, with outlook over a tranquil pond which adjoins the gardens. A generous patio extends from the main house, with steps leading to a further seating terrace, creating a series of attractive outdoor spaces ideal for entertaining and enjoying the gardens.

LOCATION

Harpley is a well-regarded and peaceful village located in the heart of West Norfolk, approximately 13 miles east of King’s Lynn and 11 miles west of Fakenham. Surrounded by attractive countryside and woodland, the village is popular with buyers seeking a rural lifestyle while remaining within easy reach of local amenities and the North Norfolk coast. For those who enjoy the outdoors, there are excellent walking and cycling routes nearby, including scenic paths through the neighbouring Sandringham Estate, which is just a short drive away. Harpley benefits from good transport connections, with the A148 providing direct routes to both King’s Lynn and Fakenham. The nearest mainline train station is in King’s Lynn, offering regular services to Cambridge and London King’s Cross, making the village a viable option for commuters or second home owners. With its picturesque setting, strong sense of community, and close proximity to both coast and countryside, Harpley continues to be one of West Norfolk’s most desirable village locations.

AGENTS NOTE

The barn/outbuilding benefits from planning permission for conversion into a three-bedroom, single-storey dwelling. Further information, including the approved plans and associated documents, can be found via the King’s Lynn & West Norfolk Planning Portal. Ref No. 20/01640/F

SERVICES

The property is connected to mains electricity, drainage and water supply. Oil-fired central heating.

TENURE: FREEHOLD

EPC RATING: TBC - The full certificate can be downloaded or provided by the Norfolk Agents.

COUNCIL TAX BAND: F

1. To comply with the Money Laundering Regulations, we must verify your identification documents and source of funds. These checks are carried out by Coadjute, a regulated third-party provider. A £45 fee (+ VAT) per client applies to cover administration and verification, payable at the outset.

2. While we endeavour to make our sales details fair, accurate and reliable, they are only a general guide to the property. If there is any point which is of particular importance to you, please contact the office and we will be pleased to make further investigations.

3. The measurements indicated are supplied for guidance only.

4. Please note we have not tested the services or any of the equipment or appliances in this property. We strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. THE NORFOLK AGENTS LIMITED NOR ANY OF ITS EMPLOYEES HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATSOEVER IN RELATION TO THIS PROPERTY.