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"Braydeston House is a distinguished Georgian detached home located in the sought after village of Brundall. Rich in history and character, the property offers approximately 4,520 sq. ft of elegant living space, set within beautifully maintained and landscaped gardens. Within the grounds is Coach House Cottage, a self contained cottage converted from stables in the 1970s by the current owners ideal for guests, extended family, or as a potential rental opportunity.


GROUND FLOOR

Kitchen
Dining room
Sitting room
Garden room
Snug
Hall
Utility & W.C
Self contained flat with kitchen, bedroom and bathroom
Cellar


FIRST FLOOR

Six bedrooms
Three bathrooms
W.C


COACH HOUSE COTTAGE

Kitchen
Sitting room
Garden room
Two double bedrooms
Study single bedroom
Bathroom
Courtyard garden


OUTSIDE

Large south facing garden with wooded area
Triple carport
Outbuildings
Boiler room
Solar panels installed 2022 main house elevations
Greenhouse
Shed
Hot tub
Pond


ADDITIONAL FEATURES

Utilities

Water supply Mains
Electricity Mains & Solar panels installed 2022 main house elevations
Gas Mains
Drainage Mains
Broadband connection FTTP
Parking Off road private parking and triple carport

Rights and Restrictions

Private rights of way Yes, right of way over Blakes Lane and Staithe Lane
Public rights of way No
Listed Property No
Restrictions Yes
Easements Yes

Risks
Flooded in last 5 years No


TENURE & LAND REGISTRY

Freehold
Braydeston House NK469975
Coach House Cottage NK469979


LOCAL AUTHORITY

Broadland District Council
Braydeston House Band F
Coach House Cottage Band B


EPC RATING

Braydeston House EPC D
Coach House Cottage EPC D


BRAYDESTON HOUSE

Braydeston House sits privately behind a striking brick wall on The Street in the sought after Broadland village of Brundall. A gravel driveway leads to this handsome Georgian home, rich in character and many original period features including sash windows, shutters and ceiling mouldings.

Upon entering, a spacious tiled hallway welcomes you, featuring a grand central arch. To the left lies the formal dining room, with a large sash window and two original stained glass windows.

The elegant sitting room connects seamlessly to the bright dining room. The sitting room features double doors opening to the garden and a working open fire, offering a perfect blend of comfort and charm.

A separate snug with a log burner and further double doors to the garden offers a cosy retreat, while the garden room with original black and white chequered tile flooring provides a sun filled space to enjoy garden views.

The kitchen is a generously sized and naturally bright room, complete with a large sash window overlooking the garden, an electric module with gas hob, and integral pantry. Beyond the kitchen, a side entrance hall with access to the front of Braydeston House leads to the utility room, fitted with a Belfast sink and access to the rear gardens. A W.C. is also located here.

A self contained ground floor suite includes a bedroom, kitchen, and bathroom ideal for guests, multi generational living, or as additional reception space if preferred. French doors lead out to the rear, overlooking the pond and can be used to create a private access point so that the suite can be used separated from the main house.

The generous cellar is accessed from the main hallway and offers excellent potential for further development or storage.

A graceful, curved staircase and natural light from above create a striking ascent to the first floor from the main hallway. Tucked halfway up the staircase behind a curved door is a discreet W.C.

To the right at the top of the stairs is a generously sized bedroom overlooking the rear garden, complete with an en suite shower room. Continuing along the spacious central landing which runs the length of the house, a large front facing bedroom offers built in storage, while four additional well proportioned bedrooms span the floor, each with views of the surrounding gardens.

The first floor also includes two further well appointed bathrooms, accessible from both a bedroom and the hallway. The layout is enhanced by two staircases connecting the upper level to the ground floor, and the entire floor benefits from spacious proportions and excellent natural light.


OUTSIDE

The grounds of Braydeston House and Coach House Cottage extend to approximately 1.43 acres subject to survey and offer exceptional privacy. Enclosed by mature trees and established shrubs with a wooded area at the bottom, the landscaped gardens are a true sanctuary, bursting with colour throughout the seasons. There is also pedestrian access over Staithe Lane and Blakes Lane to either side of the property.

A large, well kept lawn provides space for recreation and relaxation hot tub included along, while several generous patio areas are perfect for outdoor dining and entertaining. A large, mature fishpond on the main patio provides a haven for wildlife. The setting is peaceful, secluded, and designed to be enjoyed year round.

Ample parking is available to the front of the property, set securely behind the grand brick wall. The approach includes a lawned area with mature trees, a well maintained triple carport, and an overhead storage area, along with a dedicated boiler room.

In addition, the original stables remain on site and are currently used as a workshop and for tool storage, offering further scope for a variety of uses, subject to any necessary consents.


SITUATION

Brundall is a highly sought after village located just a few miles east of the Cathedral City of Norwich, offering a perfect blend of countryside charm and modern convenience. Well served by local amenities, the village features a reputable school, a medical centre, dentist, post office, shops, a popular pub, and its own train station with regular services to Norwich and Great Yarmouth ideal for commuters.

Brundall is also home to a marina and the historic Broom Boats, providing private moorings and boat hire for exploring the Norfolk Broads and its many waterside pubs. Nature lovers can enjoy nearby Cremer s Meadow County Wildlife Site and the renowned Strumpshaw Fen RSPB Sanctuary, just 1.5 miles away. With the A47 junction only 1.1 miles from the village, access to Norwich and the surrounding region is quick and easy.

Norwich itself offers a vibrant cultural and business scene, excellent shopping, the Theatre Royal, Norwich City Football Club, a riverside leisure complex, and top tier education including the University of East Anglia. The city also benefits from a mainline railway station with direct services to London and an International airport to the north.

Brundall s location also provides convenient access to the North Norfolk Coast, the Norfolk Broads National Park, and a range of golf courses and leisure facilities, making it an exceptional place to live.


DRIVING DISTANCES approx.

Norwich Train Station 8.2miles
Norwich Airport 9.4 miles
Winterton on Sea 15 miles
Wroxham 7.5miles


WHAT3WORDS

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COACH HOUSE COTTAGE

Upon entering through the arched doorway, you are welcomed into a bright and inviting sitting room, featuring a cosy log burner, charming, exposed brickwork, and a panelled ceiling. Doors provide access to the private courtyard, creating an indoor outdoor connection.

Returning through the hallway, you ll find the kitchen a well proportioned and light filled space. It boasts ample worktop areas, an electric oven with induction hob, a Belfast sink, and room for a dining table. The kitchen has a vaulted ceiling with exposed beams and a view on the courtyard.

Further along the hallway, you ll find built in storage. On the right is the bathroom, and continuing along the curved corridor, a bright bedroom is revealed, featuring floor to ceiling windows overlooking the courtyard and exposed ceiling beams, creating a tranquil space.

Coach House Cottage also benefits from a generous garden room with underfloor heating, perfect for enjoying views of the garden. This versatile space features doors opening out onto the lawn, ideal for relaxation or entertaining.

The main bedroom lies at the end of the hallway a spacious room with direct access to the courtyard. Additionally, a smaller room offers flexibility as a single bedroom, dressing room or home office.

Outside, the sunny courtyard with planted area and pond offers a private haven, complete with a foot gate leading to Staithe Lane.

Please note Coach House Cottage is held on a separate title to Braydeston House and is currently accessed over the main house entrance driveway.


AGENTS NOTE

Braydeston House and Coach House Cottage are held on two separate titles, offering flexibility for a variety of uses.

Braydeston House is currently operated as a holiday let and is registered for business rates. Coach House Cottage is used as a private residence and falls under Council Tax Band B.

This arrangement presents a unique opportunity for multi generational living, income generation, or separate ownership if desired.


IMPORTANT NOTICE

1. These particulars have been prepared in good faith as a general guide, they are not exhaustive and include information provided to us by other parties including the seller, not all of which will have been verified by us.

2. We have not carried out a detailed or structural survey; we have not tested any services, appliances or fittings. Measurements, floor plans, orientation and distances are given as approximate only and should not be relied on.

3. The photographs are not necessarily comprehensive or current, aspects may have changed since the photographs were taken. No assumption should be made that any contents are included in the sale.

4. We have not checked that the property has all necessary planning, building regulation approval, statutory or regulatory permissions or consents. Any reference to any alterations or use of any part of the property does not mean that necessary planning, building regulations, or other consent has been obtained.

5. Prospective purchasers should satisfy themselves by inspection, searches, enquiries, surveys, and professional advice about all relevant aspects of the property.

6. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact; we have no authority to make or give any representation or warranties in relation to the property. If these are required, you should include their terms in any contract between you and the seller.

7. Note to potential purchasers who intend to view the property; if there is any point of particular importance to you, we ask you to discuss this with us before you make arrangements to visit or request a viewing appointment.

8. Viewings are strictly by prior appointment through Jackson Stops.


DATE DETAILS PRODUCED

May 2025

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