Small Hopes Farm, Workhouse Lane, Norfolk, NR24

Set in splendid isolation just 7 miles from Holt, Small Hopes Farm offers a rare opportunity to own an idyllic smallholding in the heart of the Norfolk countryside. Looking down on the River Bure and surrounded by almost 40 acres (STMS) of permanent pasture, water meadows, and established woodland, this exceptional property promises privacy, peace, unspoiled dark skies and a true connection with nature. With one bedroom annexe, traditional barn, stables, garaging and tennis court.
__________

GROUND FLOOR

- Reception hall
- Drawing room
- Dining room
- Snug
- Kitchen breakfast room
- Larder
- Utility room
- Boot room
- WC
- Guest Bedroom with en suite bathroom
__________

FIRST FLOOR

- Main bedroom suite with dressing room and en suite ssbath/shower room
- 2 double bedrooms
- Single/bunk bedroom
- Family bathroom,
__________

ANNEXE

- Entrance hall
- Open plan kitchen/family room
- Double bedroom
- Utility room
- Shower room
- Loft provision for a further bedroom if required
__________

OUTSIDE

- Traditional brick built threshing barn
- Garaging
- Three loose boxes
- Traditional brick built dog kennel and railed yard
- Large garden tool shed

- Chicken house and run
- Boiler/pump house
- Tennis court
- Summer house/studio
- Beautifully maintained gardens
- 39.5 acres (stms) of land
__________

ADDITIONAL FEATURES

Utilities

- Water supply: private borehole not metered
- Electricity: mains and solar panels with feed in tariff and private generator back up
- Gas: No
- Oil: private supply
- Heating: oil fired Boiler water and radiators/Ground source for underfloor heating
- Drainage: private septic tank
- Broadband connection: copper wire connection
- Parking: Garage and driveway

Rights and Restrictions

- Private rights of way: Yes Bridleway
- Public rights of way: Yes Bridleway
- Listed Property: No
- Restrictions: Yes
- Easements: Yes
- Conservation area: No

Risks

- Flooded in last 5 years: No
- Flood defences: Raised position and water meadows
- Source of flood: N/A
__________

TENURE

Freehold
__________

LOCAL AUTHORITY

North Norfolk District Council Bands F and A
__________

EPC RATING

EPC House D
EPC Annex D
__________

DESCRIPTION

At the heart of the farm lies an attractive five- bedroom period farmhouse, complemented by a self-contained one-bedroom annexe, a substantial traditional brick barn with garaging and three loose boxes, a hard tennis court, and beautifully curated gardens, orchards, and kitchen garden areas.

The formal entrance to the farmhouse opens into a welcoming reception hall leading to an impressive drawing room with vaulted ceilings, a feature fireplace (wood-burning or open fire), a wall of book shelving and French doors opening onto the eastern elevation and large south-facing windows which flood the space with light. This room, like the entire ground floor, has floor tiles with the benefit of underfloor heating.

Leading through from the drawing room a double soundproofed door set within the book shelving, leads to a guest suite with ensuite bathroom, discreetly tucked away and ideal for visitors or multigenerational living.

Beyond the main reception rooms, the house offers a cosy snug with a wood-burning stove, and a well-positioned dining room with an open fire, perfectly positioned adjacent to the kitchen. All principal living spaces enjoy a southerly aspect with views over the garden, pond and water meadows.

The heart of the home is a traditional farmhouse kitchen, with large south facing bay window, offering a picturesque spot for dining while watching the wildlife, and a west facing window over the gravel drive. Bespoke painted timber cabinetry, wooden worktops, a two-oven electric Aga with double ring induction hobs on both sides, and extractor and an integrated electric double oven. There is also an integrated dishwasher and full height larder fridge. A separate fitted walk-in larder provides more extensive storage. A utility room with fitted pine cupboards, sink and plumbing for washing machine leads to a practical boot room, WC, and the back door and everyday entrance to the house.

The inner hall, with airing cupboard, and understairs storage leads up to the staircase and generous first floor landing.

Upstairs, the principal suite enjoys dual south and west aspects, with exposed beams, a fitted cupboard, an original cast iron fireplace, a walk-through dressing area with extensive cupboards and storage and a stylish ensuite with bath and separate shower. Three further bedrooms (two doubles and one single/bunk room) share a well-appointed family bathroom with shower over the bath.
__________

THE ANNEXE

Positioned at one end of the main barn, the self-contained one-bedroom annexe has been used as a holiday let and is currently tenanted (Notice served). The layout includes an entrance hall, utility area with oil combi-boiler, shower room, double bedroom, and south facing open-plan kitchen/living/dining space.
Underfloor heating and travertine flooring. There is potential to expand into the loft to create a second bedroom (STPP).
__________

OUTSIDE

The property is approached by a long-gravelled track leading to a generous parking area that sits adjacent to the pretty red brick farmhouse and the barn.

The garden has been beautifully designed, with climbing roses, wisteria, and hydrangeas softening the façade of the house and thoughtfully designed herbaceous borders ensure year-round colour and scent.

The productive and fully irrigated kitchen garden features fruit cages with raspberries, strawberries, currants, gooseberries, and rhubarb and allows plenty of space for annual vegetables, and there are two established orchards with apples, plums, and quince.

A very nicely maintained hard-surface tennis court sits on the east side of the house and the adjacent studio/garden room has double aspect with raised decking to watch the tennis and west facing terracing perfect for watching the sunset whilst entertaining.

A magnificent brick threshing barn offers extensive storage or would make an amazing party barn, this block also includes a two bay garage with an inspection pit and lifting hoist. At the back of the barn three modern loose boxes are ideal for horses or small livestock. A rarely used bridle path runs adjacent to the property and offers access to quiet country lanes and further riding routes.

What truly sets Small Hopes Farm apart is its secluded setting with the main house at the centre of its undulating surrounding fields and woodland.


The three upper pasture fields enclosed by established hedgerow slope down to the valley of the River Bure which meanders through the holding with further water meadows and areas of woodland along its banks providing a sanctuary for orchids, wildflowers, birds, and other wildlife.

The woodland is of particular interest with a mixture of mature specimen trees and the promise of tranquillity throughout the seasons. While all the land is currently in hand, parts have previously been let to neighbouring farmers.

The property would be well suited to various agricultural, conservation, or rewilding projects, and may be able to benefit from existing diversification schemes.

This is a rare opportunity to acquire a private riverside haven with extensive land, characterful accommodation, and a wealth of lifestyle and business possibilities. Viewing is highly recommended.
__________

SITUATION

Whilst the house sits very much alone, the nearby village of Briston provides excellent facilities- a well-stocked Co-Op, Post Office, Mace store, and Graves the butcher who grow most of their meat themselves or source it all locally. There are two pubs in the village, a garage and the thriving Astley primary school.

The village merges with Melton Constable - developed in the 1880’s as a railway town at the junction of four railway routes crossing Norfolk- and now providing another Co-Op, Rutlands- an Award winning butcher and a Doctors surgery. The villages benefit from buses to Norwich, Holt and Fakenham.

The picturesque Georgian market town of Holt is only 7 miles away and is renowned for its attractive street frontages, Greshams Schools and a wide range of independent shops and boutiques. The small market towns of Reepham with a respected Sixth Form High School and Aylsham and neighbouring NT Blickling Estate are both within 9 miles.

There is a buzz in the air as the region enjoys everything from locally sourced butchers, fishmongers and farmers markets to artisan bakers, cool coffee shops, restaurants, delicatessens, up-market farm shops and art galleries.

The larger town of Fakenham also offers schooling for all ages, medical centres, supermarkets, pubs and restaurants, garages and a cinema. Fakenham is transformed by its weekly market, with a farmer's market monthly and at least twelve race days a year held at Fakenham Racecourse - one of the finest national hunt racecourses in the country.

There are mainline train stations at Norwich (to Liverpool St) and Kings Lynn (to Kings Cross) The cathedral city of Norwich is renowned for its shopping and cultural facilities and also benefits from an international airport.
__________

DRIVING DISTANCES

- Holt (Greshams School) 7 miles
- Briston 3 miles
- Reepham 9 miles - Fakenham 13 mi
- Aylsham 9 miles
- Norwich 17 miles (International airport and mainline trains to London Liverpool Street) Norwich station - 21 miles
- Kings Lynn 34 miles ( Mainline trains to London Kings Cross via Cambridge)
- Fakenham 13 miles

__________

DIRECTIONS

We highly recommend the use of the what3words website/app. This allows the user to locate an exact point on the ground (within a 3-metre square) by simply using three words.

/// breathing.snore.eagles
__________

AGENTS NOTE

There is a completion certificate for works pending
The tenant in the annexe has been served notice.
The driveway is maintained by three separate farms
__________

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.
__________

DATE DETAILS PRODUCED

June 2025