Croxton

GUIDE PRICE £650,000 - £700,000. Hill Farm is a Grade II listed period house which has been sympathetically modernised and extended, making this a stunning substantial home situated in this often-requested village with more extensive amenities to be found in the town of Thetford which is approximately 2 miles away and offers amenities which include a cinema, leisure centre, railway station, bus terminal, and various shops. The property is also well placed to provide good access to Bury St Edmunds, Norwich, and Cambridge. There is so much to mention about this individual property and a viewing is strongly advised to fully appreciate the location and amount of accommodation on offer. The addition of a superb new wing which incorporates a substantial bright living room with high ceilings, snug, and generous bedroom with large en-suite shower room. The kitchen / breakfast room is of particular note and is the heart of this home with an Electric Aga, characterful oak pillar and beams. Upstairs there are five bedrooms, two en-suites, and spacious jack and jill bathroom. In addition, the property benefits from a range of outbuildings with power and water supply. Furthermore, the property benefits from ample off-road parking for several vehicles.

Door opens to:

HALLWAY:
4'11" x 5'0" (1.51m x 1.54m)
Doors to kitchen / breakfast room, sitting room, and under stairs storage cupboard, with wood effect flooring, and stairs to first floor landing.

SITTING ROOM:
14'8" x 15'1" (4.48m x 4.61m)
Windows to front, side, and rear, characterful beams, two radiators, fire surround with iron fireplace, stone plinth, and carpet flooring.

KITCHEN / BREAKFAST ROOM:
15'2'' x 12'4" (4.64m x 3.77m) / 15'3" x 15'4" (4.67m x 4.69m)
Breakfast Area: -
Window to front, door to boot room, radiator, wooden flooring, and step up to kitchen area.
Kitchen Area: -
Fitted with a range of wall and base units with work surfaces over, inset 1 ½ bowl ceramic sink unit with mixer tap over, centre island with storage under, space for fridge / freezer, dishwasher, and range cooker, built-in Electric Aga*, oak pillar, and characterful beams, window to front, two windows to side, tiled flooring, and door with steps leading to the inner hall area.

INNER HALLWAY:
8'1" x 12'11" (2.47m x 3.94m)
Doors to downstairs cloakroom and dining room / playroom, radiator, tiled flooring, stairs to first floor landing, and door to rear garden.

DOWNSTAIRS CLOAKROOM:
4'9" x 9'3" (1.46m x 2.83m)
Window to side, low level W/C, vanity style wash basin with storage under, extractor fan, radiator, and wood effect flooring.

DINING ROOM / PLAYROOM:
16'10'' x 12'11" (5.14m x 3.96m)
Window to side, two radiators, built-in alcove cupboards and shelving units, feature chimney breast, fire surround with stone plinth, and opening to snug with steps down.

LIVING ROOM:
16'11" x 13'6" (5.18m x 4.14m)
Window to side, wood flooring, door to boot room, radiator, oak beams, log burner and double doors to the snug.

SNUG:
9'8" x 11'4" (2.96m x 3.47m)
Window to rear, wood flooring, double doors to living room, and opening with steps to the dining room / playroom.

BOOT ROOM:
8'10" x 15'6" (2.71m x 4.74m)
Doors to utility room, living room, and kitchen / breakfast room, with radiator, tiled flooring, velux window, further window to side, and door to side gardens and driveway.

UTILITY ROOM:
7'0" x 11'3" (2.15m x 3.44m)
Wall and base units with work surfaces over, inset sink with mixer tap over, tiled splashbacks and flooring, space for washing machine, door to cellar, and window to boot room.

CELLAR:
13'1" x 12'9" (4.01m x 3.90m)
Steps down with a solid brick floor, with mains power and lighting connected.

FIRST FLOOR LANDING: (from main front door)
Doors to bedroom three and jack and jill bathroom, with radiator, access to loft via ceiling hatch, window to front, and carpet flooring.

BEDROOM 3:
15'11" x 15'7" (4.86m x 4.75m)
Windows to front and side, two radiators, fire with cast iron surround, oak beams, and carpet flooring.

JACK AND JILL BATHROOM:
15'9" x 10'2" (4.81m x 3.11m)
With suite comprising of bath, shower cubicle, low level W/C, bidet, vanity style wash basin with storage under, heated towel rail, partial wall tiling, wood effect flooring, double doors to airing cupboard housing large Megaflow hot water tank, and door to further landing area.

SECOND LANDING:
Doors to bedrooms four and five, carpet flooring, steps to further landing space, with further doors to bedrooms 1 and 2, velux window, and window to side.

BEDROOM 4:
8'3" x 13'0" (2.52m x 3.97m)
Window to front, builtiin double wardrobe, radiator, wall panelling and carpet flooring.

BEDROOM 5:
7'6" x 11'6" (2.30m x 3.52m)
Window to side, oak beams and alcove, radiator, and carpet flooring.

BEDROOM 1:
17'1" x 13'3" (5.23m x 4.05m)
Window to side, chimney with cast iron fire surround, doors to en-suite bathroom, walk-in wardrobe / dressing room, two radiators, and carpet flooring.

EN-SUITE BATHROOM:
9'4" x 9'8" (2.86m x 2.95m)
Suite comprising of bath with mixer tap and shower attachment over, partial wall tiling, vanity style his and hers wash basins with storage under, low level W/C, shower cubicle, extractor fan, heated towel rail, wood effect flooring, and window to side.

WALK IN WARDROBE / DRESSING ROOM:
13'1" x 6'5" (4.00m x 1.97m)
Velux window to rear, and carpet flooring.

BEDROOM 2:
17'0 x 11'7" (5.19m x 3.55m)
Window to side, radiator, carpet flooring, and door to en-suite shower room.

EN-SUITE SHOWER ROOM:
13'0" x 6'6" (3.97m x 1.99m)
Large shower cubicle with rainfall shower head, vanity style wash basin with storage under, low level W/C, partial wall tiling, extractor fan, heated towel rail, further built-in storage, tiled flooring, and window to rear.

PARKING / SIDE GARDEN:
The property is approached via a set of electric gates which open to the generous parking area providing ample off-road parking for several vehicles with planted borders, double cart shed providing further parking for two vehicles, path leading to the side door, and outside cupboard housing outside tap and hose with warm water supply ideal for washing dogs prior to entry.

DOUBLE GARAGE:
16'2" x 23'5" (4.93m x 7.15m)
Up and over door to front, single door to double cart shed, with mains power and lighting connected.

DOUBLE CART SHED:
17'5" x 20'6" (5.32 x 6.26m)
Stable gate to front, concrete floor, and single door to the double garage.

CAR PORT:
16'5" x 13'0" (5.02m x 3.97m)
Covered carport with water supply.

REAR GARDEN:
The pleasant rear garden makes an ideal entertaining space with raised patio area, lawned area with a selection of flower beds and shrubs, oil tank (hidden by fencing and shrubs), with gates returning to the front and driveway.

AGENTS NOTE:
This property falls under a band E for the local council tax and costs approximately £2,616.37 per annum for 2024/25.
*Aga range converted to electric by the current owners, which is more responsive than oil as each hob and the top oven temperature can be controlled individually.
The property has previously been used as a successful B&B and offers good business potential, you could also look to convert the garage and outbuildings to a self-contained annex subject to any relevant consent. For more information, please contact the office.

VIEWING:
Strictly by an appointment via Lawson's Estate Agents

FINANCIAL ADVICE:
Lawson's Estate Agents are able to offer an independent mortgage and insurance service free of charge and without obligation. Please call to make an appointment.

DISCLAIMER:
No appliances have been tested and these details and measurements are produced as a guide only and do not constitute any form of contract or warranty. Please make your own investigations and survey as to the condition of any items mentioned. Photographs may illustrate certain items that are not included in the sale.