Hall Road, Tharston, Norfolk, NR15

Bodon House is a stunning 6-bedroom Grade II listed period country home (originally 16th century with later additions) offering almost 4000 sq. ft of living accommodation set over three floors in the desirable rural village of Tharston. The property stands in approximately 0.7 acres (stms) and benefits from a beautifully landscaped garden and outdoor swimming pool with views towards Tharston Church.
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GROUND FLOOR

- Entrance hall
- WC
- Breakfast room
- Sitting room
- Kitchen
- Utility
- Dining room
- Snug
- Cellar
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FIRST FLOOR

- Main bedroom with en suite bathroom
- 3x further bedrooms (1 with en suite)
- Family bathroom
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SECOND FLOOR

- 2x attic bedrooms
- Storage
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OUTSIDE

- Garage/outbuilding
- Green House
- Stores
- Ample off-road parking
- Additional vehicle access
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DRIVING DISTANCES (APPROX.)

- Long Stratton: 1.6 miles
- Wymondham: 8.6 miles
- Norwich: 12 miles
- Bungay: 12.1 miles
- Diss Railway Station: 12.7 miles
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SITUATION

Tharston is a small rural village located west of the A140 Norwich-Ipswich road. It lies between a cluster of small market towns including Wymondham, Bungay, and Diss. There is a church and a local primary school in the nearby village of Hapton. The well served village of Long Stratton is just a few minutes' drive away having an infant, junior and high school, pubs and cafes, several shops as well as healthcare and recreational facilities. Work on the long awaited Long Stratton bypass (due for completion Spring 2025) is due to start soon. This is located on the other side of the A140 (Western side). There are large housing developments planned for Long Stratton over the next 10 years but we understand the nearest housing development with be at least 0.5 miles from the property, on the A140.

The Norwich to London mainline railway service can be accessed at either Diss or Norwich station.

The market town of Wymondham is just 8.6 miles from the property and provides excellent facilities with a Waitrose supermarket and the highly regarded Wymondham College. Direct train travel to London is available from either Norwich or Diss with intercity trains to London Liverpool Street. Wymondham train station has trains to London Kings Cross via Cambridge.

The Cathedral City of Norwich is renowned for its shopping and cultural facilities, range of schools and as a vibrant business centre. The Brecks, Thetford Forest, the Norfolk Broads and the coast are all within easy driving distance and there are a number of golf courses and other leisure facilities nearby.

Bungay has a wide selection of shops, a theatre, and a golf club with an 18-hole course. The Earsham Street area of Bungay has several excellent shops including a fishmonger, delicatessen, florists, and greengrocer. The Suffolk heritage coast is within easy driving distance and there are numerous schools in the area, including a primary school in Ellingham, the Sir John Leman High School in Beccles, Independent Langley School near Loddon, Bungay High School and Sixth Form College.

Diss is a thriving and picturesque market town which borders a lovely mere and enjoys some beautiful timber framed buildings dating from the 16th century. Diss has its own market and auction, which takes place each Friday, in addition to a Farmer’s Market which takes place on the second Saturday of each month and the Grade II listed Corn Hall is now an entertainment venue.
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DESCRIPTION

Bodon house was originally called El Boden after a battle in the peninsular war in 1811. The property was purchased by Gen. Harvey who was Wellingtons paymaster general – his crest is over the Georgian extension. We understand the house was originally built in the 16th century as Hall Farm, and in 1832 the Georgian extension was built and the house re-roofed with pantiles (originally thatched). The current owners purchased the house in 1977 and have carried out many works during this time, including the attic conversion, garage, pool-house and swimming pool etc.
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OUTSIDE

The property is approached from Hall Road into a gravelled driveway with ample parking and turning area to the front of the house. The garden and grounds have been beautifully landscaped to create pockets, with a lawn, planted beds, a vegetable garden and a terrace and has views back towards Tharston Church.

To the rear of the property is the outdoor heated swimming pool (air source), a Hartley Botanic Green House and a single garage with storage above along with some original (clay lump) sheds. An additional vehicle access point with double gates leads in/out onto Picton Road, to the side of the property.
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GROUND FLOOR

The property is entered on the ground floor through the front door into the entrance hall. To the left of this is a WC whilst to the right there is a storage cupboard.

Heading off to the left from the entrance hall brings us into kitchen/breakfast room (23’10 x 15’6) with a fabulous Bryan Turner bespoke fitted kitchen with hard wood work tops and granite, complete with electric Aga, double oven, hob, dishwasher and fridge with French doors leading out to the rear terrace. (The cellar is accessed from the kitchen). The large utility room (20’4 x 8’5) is accessed directly off the kitchen complete with units and a butler sink, along with a door to the rear garden.

The dining room (15’ x 14’6) leads directly off the kitchen, with exposed beams, an inglenook fireplace and a wood burner installed.

Beyond the kitchen is a lobby leading through to the snug (14’11 x 14’), along with an additional winder staircase leading up to the first floor (further details follow).

Returning to the entrance hall, the breakfast room (17’2 x 15’) with French doors to the garden, inglenook fireplace and wood burner is located to the right and leads through to the rear staircase and beyond to the sitting room (16'2 x 15'2) with open fireplace
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FIRST FLOOR

The first floor is served by three staircases, with the winder staircase leading up from the snug/dining room lobby to the first-floor lobby. The first-floor lobby provided access to two of the bedrooms, with the one at the front (14’4 x 12’) benefiting from an en suite (with modest bath, WC and sink), whilst the second (15’1 x 14’10) has a Jack and Jill arrangement with the main family bathroom, complete with bath, power shower, sink, WC and laundry cupboard.

The second staircase rises from the entrance hall on the ground floor to a landing providing access to the third bedroom (13’5 x 11’11) along with the en suite and the dual aspect main bedroom (16’6 x 15’11) complete with Bryan Turner fitted cupboards and built in storage. A third staircase also provides direct access to the main bedroom suite if required.
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ATTIC

The attic is accessed by a winder staircase from the first floor landing up to the attic landing area, which allows access to the final two bedrooms, one at each end of the attic (12’9 x 12’4 and 12’6 x 12’6) along with a large storage room.
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HISTORIC ENGLAND

List Entry Number: 1302085
Grade II Listed
Date first listed: 26-Jun-1981

The following information has been taken directly from the Historic England listing:

2. C16 timber-frame house, plastered. Later lower pitched pantile roof with gabled ends. Large brick chimney stack off centre. Two storeys and attic attic window in gable end). Mostly modern casements. C19 brick porch in front of chimney stack. Long 2 storey Cl7 timber-frame wing on north-east forming L-shaped plan, plastered, pantile roof with gabled ends, central brick chimney stack. Wing on south, early/mid Cl9, painted brick, sashes with glazing bars.
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LOCAL AUTHORITY

South Norfolk Council, Band: G
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SERVICES

- Oil fired central heating to the main house, electric storage heaters to the attic rooms.
- Air source heat pump for swimming pool
- Private drainage (Septic tank)
- Mains water and electricity
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LAND REGISTRY

Freehold: NK501326
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DIRECTIONS

Head out of Norwich southwards down the A140 Ipswich road. Pass through the villages of Newton Flotman and Tasburgh and on entering Stratton St. Michael, turn right onto Brand’s Lane. Continue on Brand’s Lane for approximately 0.8 miles and then continue onto Hall Road. Bodon House will be found on the left-hand side of the road.
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WHAT3WORDS

fame.showcases.cheat
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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.