Church Farm Town Road, Norwich, NR12 9TA

A property held within the same family for over 150 years, this substantial Norfolk residence offers exceptional privacy, extensive land and significant scope for transformation.

Set within approximately four acres, including 3.5 acres of securely enclosed paddocks with a stable and access solely through the main entrance, it is well suited to equestrian use or a private smallholding (stms).

The main house, annex and outbuildings sit beyond a sweeping driveway, creating a strong sense of arrival and offering a huge amount of development potential for those wishing to reimagine the estate.

With its generous proportions, secluded setting and established grounds in sought‐after Ingham, the property has all the qualities to become an exceptional family home, ready to be restored and shaped for the next generation.

Ingham Town Road sits at the centre of Ingham, a small and peaceful Norfolk village surrounded by open farmland and quiet lanes, giving the area a settled rural character while keeping everyday amenities close at hand.

The village has a pub and village hall, with wider day‐to‐day facilities found in nearby communities.

Stalham is the closest town, only a few minutes away, offering a Tesco Superstore, a Nisa shop attached to Cawdrons Butchers, a Post Office, cafés, independent shops and a range of practical services.

Great Yarmouth is also accessible, around 50 minutes by bus from Stalham, providing additional coastal amenities, leisure options and larger‐scale shopping.

The setting supports a relaxed, countryside‐focused lifestyle with convenient links to nearby towns and the Norfolk coast.

The surrounding villages, including Martham, Repps, Ormesby and Potter Heigham, add a surprising amount of local character and convenience.

They offer farm shops, cafés, places to eat and independent businesses, with Potter Heigham home to Lathams, a large multi‐department discount store that rivals Roys of Wroxham for variety and value.

All of these villages sit only a few miles away, contributing to a strong sense of local shopping appeal without needing to travel far.

For larger‐scale retail, Norwich provides mall shopping with major high‐street names and extensive leisure facilities.

Ingham also sits close to the Broads National Park, one of Norfolk’s defining landscapes.

The area offers miles of waterways, nature reserves, walking routes and opportunities for boating, wildlife watching and exploring quiet riverside villages, all adding to the relaxed, outdoors‐focused lifestyle the area is known for.

Local schooling options include Stalham Infant & Junior Schools and Stalham High School, with additional choices in North Walsham.

Transport links are typical for a rural setting: Regular bus routes connect Ingham with Stalham, North Walsham and Norwich, while North Walsham railway station provides direct services to Norwich and onward connections across the country.

Living on Town Road offers a straightforward, relaxed lifestyle with countryside, coast, the Broads and essential amenities all within easy reach.

A Space Defined By Space, Seclusion And Opportunity Surrounded by open Norfolk countryside, the residence sits within over four acres, including approximately 3.5 acres of enclosed paddocks accessible solely through the main entrance (stms).

This impervious boundary, fenced, hedged and bordered by fields, creates an exceptional level of privacy and security, making the land particularly suited to equestrian use, grazing or farming.

A large stable block stands within the paddock, currently requiring maintenance but offering a solid foundation for future equestrian facilities.

The approach is equally impressive: A long, sweeping driveway curves towards the house, providing parking for up to ten vehicles and reinforcing the estate‐like feel of the setting.

To the right, three substantial outbuildings present significant scope for conversion, whether stables, garaging, a carport or further accommodation (subject to planning).

The Main Residence The principal house, requiring full refurbishment, offers a generous and adaptable footprint.

Inside, two reception rooms, each with a feature fireplace, provide the beginnings of an elegant, traditional layout.

An open‐plan kitchen/dining room sits at the heart of the home, supported by a larder with potential to become a utility or pantry. A ground‐floor bathroom/WC completes the level.

Upstairs, three double bedrooms and a large family bathroom, with a storage cupboard, offer well‐proportioned accommodation and the opportunity to create a refined, modern first floor.

The Self-Contained Annex A two‐storey annex extends the versatility of the property, ideal for multi‐generational living, guest accommodation or future income potential.

The ground floor includes a living room and kitchen, while the first floor offers a double bedroom with two additional flexible rooms, perfect for an en‐suite, home office, dressing room or nursery.

The surrounding gardens can be partitioned to create a private outdoor space exclusively for the annex if desired.

Grounds And Paddock The south-west facing gardens unfold around the residence with sweeping lawns, mature trees and a greenhouse, creating an established natural setting that complements the rural surroundings.

An arched passageway through the centre of the house provides effortless access to each side of the grounds, subtly reinforcing the property’s estate‐style layout and enhancing its sense of flow.

Beyond the immediate gardens, the land opens into approximately 3.5 acres of securely enclosed paddocks (stms).

This configuration offers a rare level of control and privacy, making the grounds particularly well suited to equestrian use.

The paddocks have historically been used for grazing and small‐scale farming, and their uninterrupted boundaries, fenced, hedged and bordered by open countryside, provide an ideal environment for horses or livestock.

Positioned within the paddock is a large stable building, currently requiring maintenance but offering a substantial footprint for future development.

Whether reinstated as a working stable yard, adapted for tack and feed storage, or expanded into a more comprehensive equestrian facility (subject to planning), it provides a valuable starting point for those seeking to create a dedicated rural or equine‐focused lifestyle.

Agents Notes Freehold Connected to mains water and electricity. Oil heating system. Double glazed windows to the rear only.

EPC Rating: F Disclaimer Minors and Brady (M&B) along with their representatives, are not authorised to provide assurances about the property, whether on their own behalf or on behalf of their client.

We don’t take responsibility for any statements made in these particulars, which don’t constitute part of any offer or contract.

To comply with aml regulations, £52 is charged to each buyer which covers the cost of the digital id check.

It’s recommended to verify leasehold charges provided by the seller through legal representation.

All mentioned areas, measurements, and distances are approximate, and the information, including text, photographs, and plans, serves as guidance and may not cover all aspects comprehensively.

It shouldn’t be assumed that the property has all necessary planning, building regulations, or other consents.

Services, equipment, and facilities haven’t been tested by M&B, and prospective purchasers are advised to verify the information to their satisfaction through inspection or other means.