The Barns at Forncett St Mary is a masterpiece of South Norfolk living, a period barn conversion of over 3,000 sq. ft. set within approximately half an acre (STMS) of landscaped grounds. Vaulted ceilings, exposed beams, flagstone floors and a striking garden room embody character and craftsmanship, while a contemporary Shaker kitchen, underfloor heating and thoughtfully designed reception spaces bring modern elegance. Five bedrooms, three with en-suites, are complemented by a beautifully integrated self-contained annexe offering two further bedrooms and private facilities, perfect for multi-generational living or guests. Sweeping lawns, an orchard of fruit trees, ornamental borders and sunlit terraces create an idyllic sequence of outdoor “rooms,” framed by the tranquillity of the Tas Valley. A sweeping shingle driveway, garage, and generous parking provide practicality, while the home’s Conservation Area setting enhances its heritage charm. More than a residence, The Barns is a celebration of rural luxury, blending heritage, comfort and style in one of South Norfolk’s most desirable locations.

The Location

Forncett St Mary is a quintessential South Norfolk village, offering the perfect balance of peaceful countryside living and convenient access to modern amenities. Nestled amidst rolling fields and scenic landscapes, the village is ideal for those seeking tranquillity without feeling isolated. The vendors particularly enjoy how peaceful the area is, with lovely walks along and around the Tas Valley, making it a wonderful place to unwind and connect with nature.

Just a short drive from Long Stratton (approximately 3 miles), residents benefit from a range of facilities including a senior and middle school, GP surgery, large community gym, shops, restaurants, and pubs. The neighbouring village of Forncett St Peter is only a five-minute drive away and is home to the local primary school. Norwich, proudly known as ‘A Fine City’, is also within easy reach, alongside the bustling market towns of Wymondham and Diss.

The village itself retains a strong sense of community, centred around the Village Hall, which is less than a ten-minute walk from the property. With its welcoming atmosphere, peaceful setting, and easy access to both countryside and town amenities, Forncett St Mary offers an unspoilt lifestyle in a truly charming part of Norfolk.

Cheneys Lane, Forncett St. Mary

Step into a home that balances heritage with modern living, where vaulted ceilings, exposed beams and flagstone floors meet contemporary design and thoughtful practicality. Placed within a highly sought-after South Norfolk village and set in approximately half an acre (STMS) of landscaped grounds, this exceptional period barn conversion offers over 3,000 sq. ft. of versatile accommodation, including a beautifully integrated self-contained annexe.

It’s a home designed not just to live in, but to delight in.

From the very first step into the striking flagstone-floored hallway, running the full length of the property, the sense of scale and character is undeniable. To one side, the principal lounge provides a spacious setting for two large sofas and a coffee table, perfect for cosy evenings. To the other, a flexible open area flows seamlessly to double doors leading to the rear of the property, enclosed by natural wattle fencing. Further along, another versatile sitting space opens into a vaulted room where a wood burner rests on a raised tiled hearth, creating a rustic yet elegant setting for formal entertaining or quiet reflection.

At the core of the home lies the kitchen/breakfast room, fully reimagined in 2012 with a timeless Shaker design. Vaulted ceilings with exposed beams and spotlights set the tone, while a granite-topped island anchors the room. Every detail speaks of both style and practicality: a double Belfast sink (Franke) with chrome mixer tap and hot filter tap, integrated Neff dishwasher, wall-mounted microwave, pull-out larder storage and hand-painted cabinetry. A Rangemaster double oven provides a focal point, complemented by a corner wine rack and deep drawers in the island. A Whirlpool American-style fridge freezer, travertine tiled flooring with underfloor heating, and double doors opening onto a brick-floored barbecue terrace make this room equally suited to family breakfasts and lively gatherings around a table that comfortably seats eight.

Multiple reception spaces enhance the home’s flexibility, culminating in the magnificent garden room, designed and built in 2015/16. Linking the main barn with the annexe, its distinctive curved frontage and seven tall windows fill the space with natural light. Underfloor heating and a sedum-planted roof create year-round comfort and energy efficiency, while individually controlled Louvolite blinds add a practical touch.

Whether for reading, entertaining, or simply pausing to enjoy the shifting light, this room is a showpiece of modern barn living.

The main house offers five generously sized bedrooms, three with en-suite bathrooms, alongside a shower room and ground-floor WC. The vaulted master suite, with exposed beams and dual aspect views, includes built-in wardrobes and an airing cupboard with immersion heater. Two further double bedrooms and a single with fitted wardrobes and Velux window provide comfortable family or guest accommodation. Two stylish bathrooms, each with showers, Velux windows and heated towel rails, serve the first floor, while the ground-floor WC also discreetly houses the oil-fired boiler, serviced annually.

The self-contained annexe flows from the main barn via the garden room. Stepping down three wooden stairs edged with a glass partition leads to a generous utility room with exposed beams, extensive storage, washer, dryer, sink, fridge and Worcester Greenstar CDi wall-hung condensing combi boiler.

Currently doubling as a home office, this space embodies modern flexibility. A bright ground-floor bedroom with large windows overlooks the garden, complemented by a contemporary en-suite bathroom, refurbished in 2018, with Grohe shower, tiled floor, toilet, and pedestal sink. Upstairs, a vaulted attic bedroom with exposed beams offers a further private retreat with its own en-suite corner bath, basin, and toilet.

Outside, the approach sets the scene: a sweeping shingle driveway curves around a central willow tree, leading to a five-bar oak gate onto Cheney’s Lane. A single garage and Asgard storage unit stand to one side, while parking accommodates several vehicles. The gardens themselves are a joy, blending structure and informality, manicured lawns, an orchard of 14 fruit trees, separate vegetable beds, and ornamental flower and shrub borders. A brick-weave terrace invites outdoor dining, while a gated wattle-fenced enclosure discreetly houses the Kingspan dual-skin oil tank with Watchman Sonic alarm system.

Sweeping lawns and sunlit terraces form a sequence of outdoor “rooms,” each offering its own setting for dining, play, or relaxation, all framed by rolling countryside.

Practical details have been carefully integrated without disturbing the home’s elegance. The Klargester biodisc sewage treatment system, oil tank, propane storage, and reliable heating systems ensure peace of mind. A 15-year Wayleave Agreement, signed in 2021 with Eastern Power Networks plc, formalises the presence of existing poles and overhead lines. While the property itself is not listed, it sits within the curtilage of The Croft, a Grade II listed thatched cottage, and lies within a designated Conservation Area.

This barn conversion is more than a house: it is a harmonious blend of past and present, practicality and beauty. A home that inspires gatherings, nurtures quiet moments, and celebrates the art of country living in one of South Norfolk’s most desirable settings.

The Barns through the eyes of its current owners

“Living at the barn has been a real pleasure. Converted around the year 2000, it combines character and comfort, with a layout that immediately worked for us when we moved in with two of our children still at home. The separate annex with its two en-suite bedrooms has been a perfect solution for family and guests alike.

We’ve especially valued the garden, around two-thirds of an acre, where we’ve planted fruit trees – apple, pear, and plum and enjoyed many barbecues and summer evenings outdoors. The views are wonderfully rural, looking out over the Tas Valley below Low Road at the bottom of Cheney’s Lane, and the peace and quiet make working from home a real joy.

Forncett St Mary itself is a delightfully quiet village, yet it’s so well connected – Norwich is within easy reach, and there are excellent transport links from Wymondham, Diss, or Norwich, making travel simple and convenient. It’s a lovely balance of tranquillity and accessibility.”

Agents Note

Sold Freehold

Connected to oil fired/calor gas heating, mains water, electricity and drainage