The Turnpike, Carleton Rode, Norwich, NR16

Hargate Farm Barn & Ash Tree Barn
Hargate Farm Barn is an exceptional detached barn conversion offering beautifully presented and highly versatile accommodation, combining an abundance of character with a high-quality contemporary finish. Together with the separate detached Ash Tree Barn, currently utilised as a holiday let, the property provides a rare opportunity for multi-generational living, independent guest accommodation or potential income generation.

The main barn is predominantly arranged over a single level and is characterised by impressive vaulted ceilings, exposed beams and brickwork, together with sandstone tiled flooring and underfloor heating throughout.

At the heart of the home is the attractive Shaker-style kitchen, which forms part of a wonderfully sociable open-plan kitchen, dining and living space. A separate utility room provides additional practicality.

Two generous reception areas are positioned at opposite ends of the barn, both featuring wood-burning stoves and providing excellent flexibility for family living. A particularly attractive feature is the mezzanine level overlooking one of the reception areas, providing an additional space ideally suited to a home office, reading area or snug.

There are four well-proportioned vaulted bedrooms, including the main bedroom with its own en-suite shower room. The remaining bedrooms are served by the family bathroom, together with a separate cloakroom.

Throughout the property, the combination of exposed timbers, vaulted ceilings, brickwork and natural materials creates a wonderful sense of warmth and character, complemented by the quality of the finish.

Hargate Barn

Accommodation Comprises:

Entrance Hall A triple-panel entrance door opens into an impressive hallway extending to approximately 40 feet in length, featuring attractive sandstone tiled flooring. Doors lead off the hallway to all rooms, creating a wonderful sense of space on entering the property.

Lounge/Snug An impressive double-aspect reception room, formerly the hay barn, featuring a wonderful vaulted ceiling with exposed beams and a wood-burning stove. Stairs rise to a versatile mezzanine area, ideal as an additional seating area or study, with a door opening onto a balcony providing space for seating and enjoying views towards the fields.

Cloakroom Fitted with a WC and wash hand basin.

Kitchen An impressive kitchen featuring a vaulted ceiling with exposed beams and feature lighting, together with an attractive exposed brick wall adding to the character of the room. Fitted with a range of matching base units with work surfaces over and inset sink unit. Integrated washing machine and dishwasher, space for a range-style cooker with cooker hood above and space for an American-style fridge/freezer. Built-in double storage cupboards with shelving. Door leading through to the utility room.

Utility Room A useful additional space fitted with a stainless steel sink unit and overhead storage cupboards, with space for an under-counter fridge, tumble dryer and dishwasher. A stable-style door provides access to the side of the property.

Dining & Lounge Area An impressive double-aspect dining room & lounge area featuring a vaulted ceiling with exposed beams and ample space for a large dining table and chairs. Twin opening doors lead out onto the patio area, while a further set of twin opening doors open into the attractive Zen-style garden, creating a lovely connection between the indoor and outdoor spaces.

Bedroom 1 An impressive master bedroom featuring a vaulted ceiling with exposed beams. Built-in double wardrobe cupboard with additional storage cupboards above. Door leading through to the en-suite shower room.

Ensuite Featuring a vaulted ceiling and fitted with a walk-in double shower, wash hand basin with storage cupboard below and WC.

Bedroom 2 A generous bedroom featuring a vaulted ceiling with exposed beam and Velux window providing natural light. Built-in double wardrobe cupboard with additional storage cupboards above.

Bedroom 3 A double-aspect bedroom featuring exposed beams and plenty of natural light.

Bedroom 4 A single bedroom featuring Velux windows, providing plenty of natural light.

Bathroom A characterful bathroom featuring a Victorian-style roll-top bath, traditional-style radiator and wash hand basin with swan-neck tap, together with a high-level WC with traditional pull-chain flush. Two Velux windows provide natural light.

Ash Tree Barn
A significant feature of the property is the separate detached Ash Tree Barn, currently successfully utilised as holiday accommodation and offering considerable flexibility for a variety of uses.

The accommodation includes an attractive open-plan kitchen and living/dining area, with stairs rising to a mezzanine level providing an additional lounge area.

The bedroom is particularly impressive and incorporates a freestanding roll-top bath, together with a walk-in wardrobe/dressing room. There is also a separate shower room.

Whether retained as holiday accommodation or utilised for extended family, guests or independent living, Ash Tree Barn considerably enhances the versatility and appeal of the overall property.

Accommodation Comprises:

Open Plan Kitchen/Living Area A beautifully presented open-plan kitchen, dining and living space, with bi-fold doors opening to the outside and stairs rising to the first-floor lounge.

The kitchen is fitted with a range of matching wall and base units with granite work surfaces, incorporating an inset sink and induction hob. Integrated appliances include a dishwasher, mid-height oven with adjacent microwave, full-height fridge and separate full-height freezer. There is also a useful larder cupboard, breakfast island and built-in understairs storage cupboard.

Doors lead to the shower room and bedroom.

Shower Room Fitted with a walk-in shower with glass screen, wash hand basin with storage drawers below and WC. Heated towel rail and inset lighting.

Bedroom A particularly spacious double bedroom featuring a freestanding roll-top bath, together with a generous walk-in wardrobe/dressing area.

Lounge Stairs rise to an impressive first-floor lounge/mezzanine area featuring a vaulted ceiling and Velux windows, creating a light and characterful additional living space. A door opens onto the side balcony, providing an attractive seating area with views towards the fields.

Outside The properties are particularly well arranged externally, with Hargate Farm Barn and Ash Tree Barn each benefiting from their own separate entrance, approached through individual traditional five-bar gates. This provides a good degree of separation between the main residence and the annexe, particularly advantageous should Ash Tree Barn continue to be operated as a holiday let or used for independent family accommodation.

Hargate Farm Barn benefits from a generous area of off-road parking, while the gardens are predominantly laid to lawn with a spacious patio terrace providing an excellent area for outdoor dining and entertaining.

There is also an attractive brick and flint walled garden area, incorporating decking and a small garden pond, creating a peaceful and secluded space within the grounds.
 
Agent’s Note – Ash Tree Barn
Ash Tree Barn is currently operated as a successful holiday let and, as advised by the seller, has enjoyed back-to-back bookings and returning customers throughout this year. There are also three bookings already secured for next year.

For purchasers interested in continuing to operate Ash Tree Barn as holiday accommodation, there may therefore be the opportunity to benefit from an established letting history and existing forward bookings, subject to the necessary arrangements and any relevant consents or requirements.

AGENTS NOTE - Please be advised that the property details may be subject to change and must not be relied upon as an accurate description of this home. Although these details are thought to be materially correct, the accuracy cannot be guaranteed, and they do not form part of any contract. All services and appliances must be considered 'untested' and a buyer should ensure their appointed solicitor collates any relevant information or service/warranty documentation. Please note, all dimensions are approximate/maximums and should not be relied upon for the purposes of floor coverings.

ANTI-MONEY LAUNDERING REGULATIONS - We are required by law to conduct Anti-Money Laundering (AML) checks on all parties involved in the sale or purchase of a property. We take the responsibility of this seriously in line with HMRC guidance, and in ensuring the accuracy and continuous monitoring of these checks. Our partner, Movebutler, will carry out the initial checks on our behalf. They will contact you once your offer has been accepted, to conclude, where possible, a biometric check with you electronically.

As an applicant, you will be charged a non-refundable fee of £30 (inclusive of VAT) per buyer for these checks. The fee covers data collection, manual checking, and monitoring. You will need to pay this amount directly to Movebutler and complete all Anti-Money Laundering (AML) checks before your offer can be formally accepted. 

Important Information Regarding Referral Fees

In accordance with the Estate Agents (Provision of Information) Regulations 1991 and the Consumer Protection from Unfair Trading Regulations 2008, we are required to disclose that this company may offer certain services to sellers and purchasers from which we may receive a referral fee upon completion.

Specifically:

For conveyancing services, we typically receive a referral fee of £138.00 (inc. VAT).
For mortgages and related financial products, our average share of commission from a broker is £250 (no VAT). However, this amount may be subject to proportional clawback by the lender if the mortgage or related product is cancelled early.