A Secluded Georgian Farmhouse in the Heart of Saham Toney

Offers in Excess Of £1,250,000

Down a picturesque, tree-lined driveway, Meadow Farm sits within approximately three acres of beautifully landscaped private grounds. From the moment you enter through the electronically controlled gates, the property offers a wonderful sense of privacy and tranquillity, with lawns, mature trees and a babbling stream lining the approach.

Dating back to around 1650, with elegant Georgian additions, the 4,688 sq. ft. (STMS) home combines historic character with generous, light-filled accommodation. The reception hall leads to a beautiful drawing room, complete with westerly-facing sash windows, ornate cornicing, an open brick fireplace and fitted shelving. At the heart of the home is an impressive 31ft open-plan kitchen, dining and living space, with front and rear aspects, an exceptional modern kitchen, four-oven gas Aga and central island – ideal for both everyday family life and entertaining. The spacious sitting room is equally inviting, with windows overlooking the grounds, exposed beams, timber floors and a wood-burning stove. Also situated on the ground floor is a convenient home office.

The first and second floors are arranged around dual staircases, creating excellent separation between the accommodation. The principal suite includes a dressing room and large four-piece en-suite, while bedrooms two and three also benefit from dressing rooms and share a family bathroom. Further accommodation comprises a second first-floor double bedroom, and a study with access to a further bathroom, while the second floor provides an attic room, a snug/additional reception/ancillary room with potential to be a sixth bedroom (STPM) and a final fifth bedroom.

Outside, the beautifully maintained grounds provide a variety of spaces to enjoy. The south-west-facing walled gardens feature colourful borders, a magnificent wisteria and a sizeable pond surrounded by established planting, with a fountain and water features creating a peaceful focal point. Further landscaped gardens include raised beds, a kitchen garden and cut-flower borders within the walled garden, while mature Sycamore, Ash, Horse Chestnut and Lime trees create privacy and secluded areas throughout. Beyond the formal gardens, a 1.5-acre (STMS) paddock provides an ideal space for keeping smaller animals, such as ponies, sheep and llamas, and is complemented by a useful wooden tack room and two-bay stable block. At the heart of the paddock, a magnificent established willow tree, with its striking, expansive branches, creates a particularly beautiful focal point within the open field.

The driveway sweeps around to a generous parking area beside a double cart lodge with power and lighting, beyond which sits the former stables. Constructed from solid brick beneath a pantile roof, the stables have been granted single bed annex full works including a bathroom, kitchenette, reception space and a lobby space. Follow to page twelve for planning permission details.

Meadow Farm is a truly special home, combining centuries of history with versatile living space, exceptional gardens and a peaceful rural setting, whilst remaining within easy reach of Norwich, the North Norfolk coast and Thetford Forest.

SAHAM TONEY
A true sense of community is found ‘The Old Bell’, is a fantastic local pub within the beautiful Norfolk village of Saham Toney. Located in the heart of Breckland, Saham Toney is surrounded by countryside with many enjoyable areas to explore. The village also has a Church of England Primary school.

The Church of St. Georges is a handsome flint building, with beautiful stained-glass windows. The east window of the chancel portrays the Last Supper, this was a gift by the late Rev. W. H. Parker, who restored the whole building at considerable expense in 1864. A well-used Sports and Social Club offers sports grounds for football and cricket matches throughout the year, there is a small bar for members and their guests.

Less than two miles away is the popular market town of Watton, well-served by primary, junior and secondary schools, a GP clinic, dental surgery and chemist, along with a supermarket, Post Office and sports centre. Watton has a strong rural community which comes together each year for the annual Wayland Show - one of England’s oldest agricultural shows.

Local legend has it that nearby Wayland Wood is the site of the children’s tale, Babes in the Wood, and the beauty of the area makes it an unmissable place to explore. Enjoy the cycle trails at nearby Thetford Forest or book a game at Richmond Park Golf Course, an 18-hole course with driving range set in 100 acres of parkland.

The vibrant, historic city of Norwich is approximately 25 miles away, offering a plethora of shops, restaurants and amenities. For those needing to commute, both Norwich and Thetford offer excellent rail links with trains to London.

SERVICES CONNECTED
Mains water, electricity and gas. Drainage via treatment plant. Oil fired central heating.

COUNCIL TAX
Band E.

ENERGY EFFICIENCY RATING
An Energy Performance Certificate is not required for this property due to it being Grade II listed.

TENURE
Freehold.

LOCATION
What3words: ///copying.permit.nanny

AGENT'S NOTE
Planning permission has been granted for a development of conversion of existing stables to form annexe ancillary. Ref: - PL/2025/1931/HOU and PL/2025/1932/LB

Parking - Car port

Parking - Off street

Parking - Driveway

Parking - Secure gated

Disclaimer

These particulars are provided as a guide only and do not form part of any offer or contract. Sowerbys and its representatives have no authority to make or give representations or warranties. All descriptions, measurements, photographs and plans are for guidance only and should not be relied upon as statements of fact. Buyers should satisfy themselves as to the accuracy of the information through inspection or professional advice. Services, appliances and equipment have not been tested and no warranty can be given as to their condition. Planning permissions, building regulations and other consents should be verified by the buyer’s legal adviser. In accordance with Anti-Money Laundering regulations, proceeding buyers must complete a digital ID check through our compliance partner. A charge of £48 including VAT per sale or purchase applies. Leasehold buyers should confirm ground rent, service charges and lease details with their legal adviser.