Horning Road Norwich, Norfolk, NR12

Guide Price £1,600,000 - £1,700,000. Step into a piece of history with The Old Vicarage, an enchanting property that has stood since 1881 and offers a rare opportunity to own a piece of heritage. With only five owners throughout its lifetime, each has added their unique touch, notably the Roy family. This grand residence masterfully combines traditional elegance with contemporary flair, thanks to a stunning 2019 extension and modern amenities. From the sprawling 2.5 acres (stms) of grounds and self-contained annexe to the luxurious interiors and panoramic views.

What's around you…

Life in Hoveton and Wroxham is an idyllic blend of rural charm and waterside living. Known as the "Capital of the Broads," this picturesque region offers a unique lifestyle centred around the waterways. Residents and visitors enjoy leisurely cruises, watersports, and fishing on the River Bure and the surrounding Broads.

There's far more than just the waterways, though. The locally famous "Roys" brand provides the villages with many shops for food, clothing, and general needs. There's even a petrol station. Alongside the amenities that Roys delivers, there is schooling for all ages including a highly regarded primary school with a nursery and a high school, a good medical centre, cafes, restaurants, fishing opportunities, and nature walks.

The Old Vicarage Through the Years…

Built in 1881 as the Vicarage for the St. Johns Parish Church, the house has only had five owners throughout its history, each contributing to its unique character. Most notably it has affectionately become known as 'Fred Roy's House,' named after Mr. Fred Roy, the son of the founder of the renowned Roys business. Steeped in history, the house carries a legacy that spans over a century, offering a rare opportunity to own a piece of heritage in a sought-after location.

The property is not listed but sits on a site with a Tree Preservation Order (TPO), ensuring its natural surroundings are protected. A striking modern extension, completed in 2019 by DANCO, brings the perfect balance of old and new, with underfloor heating throughout and bespoke windows and exterior doors crafted by ID Systems. A newly fitted boiler in January 2025, complete with a 10-year warranty, provides peace of mind for the next owner.

Let’s Look Inside…

Inside, the home boasts an impressive array of reception rooms for comfort and entertainment. The formal living room, with its beautiful dual-aspect windows, solid-fuel fireplace, and marble surround, leads out to a south-facing patio, creating a perfect space for relaxing or entertaining guests. The second reception space incorporates Eric Bates' custom-built bookshelves and features an original solid-fuel fireplace, blending classic charm with practicality.

The open-plan kitchen/lounge, designed with modern living in mind, has been transformed since the current owners moved in, knocking through walls to create a spacious, light-filled area. Handcrafted by Eric Bates, the kitchen features bespoke cupboards with sleek Quartz worktops. A double butler sink, a central island with integrated wine storage and recipe book shelves, and double integrated bins make the space as practical as stylish. The kitchen includes a Rangemaster double oven with a 5-ring induction hob and a US-style double fridge-freezer. A dedicated tea station with a pop-up plug offers additional convenience, while access to the utility room provides further storage and leads to the garden.

With its solid roof, the adjoining garden room ensures comfort all year round. With dual-aspect views, new flooring, and upgraded window and door hardware, this space provides easy access to the terrace and enhances the flow between the indoor and outdoor living areas. The link hall/dining room is an ideal space for entertaining, featuring underfloor heating, good lighting, and a stunning chandelier. A picture window frames the majestic oak tree, adding a touch of nature's beauty to this grand space.

The main house offers six large bedrooms and flexible accommodation perfect for intergenerational families. The owners have comfortably hosted several couples and their families without the space ever feeling cramped. The dressing room could easily be converted into a seventh bedroom if additional sleeping space is required. The primary bedroom, a true sanctuary, provides access to a large ensuite bathroom and a beautifully appointed dressing room, offering both luxury and practicality.

The bathrooms throughout the home are designed for comfort and style. The master ensuite, fitted with a luxurious Porcelanosa suite (installed in 2022), offers electric underfloor heating, a waterfall shower, recessed lighting in the shelving unit, and a towel rail. The primary bathroom, also featuring a Porcelanosa suite (installed in 2022), includes a bath, a separate shower, a lit mirror, a storage cupboard, and a dual fuel towel rail, all complemented by the same high-quality finishes. A convenient WC downstairs offers a sleek white toilet and sanitary ware, completing the home's practical and elegant bathroom offerings.

That's Not All…

The property is further complemented by a self-contained annexe built in 2019 by DANCO. This modern addition features a spacious bedroom with an open-plan kitchen/lounge with IQ glass opening to both sides of the room, ensuring a bright, airy feel. The annexe is fitted with underfloor heating throughout, offering year-round comfort. The kitchen boasts Howdens matt units and Silestone worktops, combining contemporary style with practicality. The vaulted ceiling adds a sense of space, and the room could easily accommodate a cosy log burner, enhancing the warmth and charm of the space. The annexe also includes a sleek wet room with underfloor heating and a Mira shower, making it an ideal independent living space for guests, extended family, or even as a potential rental unit.

There is also plenty of room in the annexe above the garage, which received a complete refurbishment in August 2024. Karndean flooring ensures durability and style, and a standalone air conditioning unit has been installed in the office/gym space. This area provides two offices (which could double as bedrooms), a kitchenette, and access to further loft storage.

The Great Outdoors…

The property's grounds are a true highlight, offering ample space and a variety of garden styles to suit all tastes. A carriage driveway provides an impressive approach to the house, with a large garage featuring fully openable roller doors, making it incredibly easy to park and remove vehicles. The driveway wraps around to the side of the house, offering the potential for the annexe to have its separate access point, ideal for extended family or guests. The electric gates, installed in 2024, are accompanied by an intercom system that allows mobile phone communication, adding security and convenience.

A wraparound garden offers panoramic views from all angles, allowing you to follow the sun as it moves across the sky. The grounds are thoughtfully landscaped, with various garden styles to enjoy throughout the acreage. Towering trees, including some fantastic specimens, create a peaceful, natural atmosphere, adding beauty and privacy to the setting. The gardens have also been the perfect venue for large gatherings, having hosted a wedding for 120 people, demonstrating the space's versatility and ability to provide a stunning backdrop for any event.

Among the outdoor features, a Victorian greenhouse provides a perfect space for gardening enthusiasts, with electric points for added functionality. A chicken coop and adjoining garden shed contribute to the property's rural charm, while a handmade children's treehouse overlooks the chickens, offering an enchanting play space for younger residents. The polytunnel, ideal for growing fresh produce, further enhances the outdoor experience.

The "cabin in the woods" provides a true escape for those seeking solitude. Equipped with a kitchenette, wood-burning-effect electric stove, and a king-size bed, it's the perfect retreat. A nearby toilet block includes an eco WC, sink, and shower, making this space self-sufficient. The property also features a charming Wendy house and a sandpit, making it a fantastic space for children to play and explore.

A Note From the Owners…

The owners have loved living in this property for many reasons. The proximity to Hoveton and Wroxham has been a significant highlight, with easy access to amenities via a safe footpath and cycle path, making everyday errands a breeze. The beautiful grounds provide a true sense of space, offering privacy and entertaining areas. Sunsets over the fields have become a daily treat, with breathtaking views that make the property feel like a sanctuary.

Inside, the house offers the perfect balance of privacy and communal spaces, ensuring everyone has their own space while still feeling connected. Creating the annexe was rewarding, blending old-world charm with modern style to create a versatile, independent living space. Overall, the location, space, and design combination have made this property a wonderful place to call home.

Agents Note

We understand the property will be sold freehold, connected to mains water, electricity and gas.

Septic tank drainage refitted in 2019.

New boiler (and associated pumps) fitted for the main house in Jan 2025 - 10 year warranty.

Composite slate effect tiles to the garden room roof added in March 2021. New flooring added to the garden room July 2023.

Tenure: Freehold

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Horning Road, Norwich, Norfolk, NR12

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