Forge Cottage, Blacksmith Lane, Barnham, Thetford, Norfolk, IP24 2NE

For Sale by Public Auction on 23rd September 2026

£200,000+

Detached Grade II Listed 3 Bed House
In need of reurbishment/modernisation
Central village location
Freehold with vacant possession
Description
A wonderful opportunity to purchase a Grade II Listed property in the heart of the popular Suffolk village of Barnham.

Forge Cottage comprises a generous and well-proportioned detached building of predominantly timer frame construction, beneath a roof which is partly covered by thatch with clay pan tiles to the rear, with a good sized brick store attached. The house is in need of full refurbishment and upgrading and therefore offers a wonderful opportunity to owner-occupiers and developer buyers alike.

The internal accommodation can be summarised as follows:
Ground floor; Entrance Hall; Sitting room with dual aspect windows and open fire place; Dining room with dual aspect windows and doors to rear garden; Rear lobby with oil-fired boiler; Family bathroom with white WC, wash hand basin, bath with overhead electric shower; Kitchen with a range of MDF base and wall units; Old Forge/Wheelwright Workshop with former fireplace and door to garden.

First floor; Three generous bedrooms with exposed timber beams throughout.

Outside; To the rear of the house is a generous garden, predominantly laid to lawn.

There is a shared driveway to the right hand side of the property which in turn leads to private driveway parking for multiple vehicles to the rear of Forge Cottage.

The property, which still retains some incredible character features including a Victorian fireplace, offers a wonderful chance for buyers to create an attractive family home in the heart of a popular village.
Council Tax Band: D, EPC: D


Location
Forge Cottage is ideally located in the heart of the picturesque village of Barnham. The village of Barnham is located just off the A134, approximately nine miles north of Bury St Edmunds and three miles south of Thetford.
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Viewing
Cheffins Property Auction Dept

IMPORTANT: Cheffins would like to inform prospective purchasers that these sales particulars have been prepared as a general guide only. A detailed survey has not been carried out, nor the services, appliances or fittings tested. Room sizes should not be relied upon for furnishing purposes and are approximate. If floor plans are included, they are for guidance and illustration purposes only and may not be to scale. Images may have been digitally edited for illustration purposes. If there are any important matters likely to affect your decision to buy, please contact us before viewing the property.

*Guides are provided as an indication of each seller's minimum expectation. They are not necessarily figures which a property will sell for and may change at any time prior to the auction. Each property will be offered subject to a Reserve (a figure below which the Auctioneer cannot sell the property during the auction) which we expect will be set within the Guide Range or no more than 10% above a single figure Guide. The reserve price will remain confidential between the seller and the auctioneer.

Fees: The guide price excludes any additional fees that the purchaser may incur, to include, but not limited to, Buyers Contract fee, Stamp Duty Land Tax, VAT, legal and search fees etc. Please refer to relevant Auction Legal Packs for details.