The Pyghtle, Happisburgh, Norwich, Norfolk, NR12 0AB Guide price £455,000

Situation

The village of Happisburgh is situated on the North-East Norfolk Coast and is renowned for Happisburgh lighthouse which was built in 1791. This part of the coast has excellent sandy beaches. The village is a thriving community and remarkably well placed for local facilities including a well regarded village school which has recently been enlarged, a post office/village store, public house and fish shop. There is a magnificent 14th century church with one of the biggest towers in Norfolk. Much of the North Norfolk coast is classified as an Area of Outstanding Natural Beauty and offers excellent opportunities for bird watching, coastal walks, sailing and access to safe sandy beaches. There are further excellent beaches further east along the coast at Waxham and Sea Palling, whilst the Edwardian seaside resort of Cromer lies about 9 miles to the North-West.
Wroxham, the acknowledged centre of the broads network, is about 8 miles, the towns of Stalham and North Walsham are 5 and 7 miles respectively and offer excellent shopping facilities. Norwich, the cathedral city and regional centre of East Anglia is about 18 miles to the South-West.

Description

The Pyghtle is a picturesque and traditional Norfolk property, constructed of brick and flint under a reed thatch roof. The house was built in 1902 reputedly to designs by the architect Detmar Blow who also designed nearby Happisburgh Manor. The property is believed to have formed part of the Happisburgh Estate for the Cator family.
The house was brought by the current owners in 1997 and since then substantial refurbishment and updating has been carried out including upgrading of the wiring, plumbing and heating installations as well as re thatching. Internally the rooms have been re-organised to create a fabulous large farmhouse kitchen with Aga and adjoining dining/living room. There are two further reception rooms on the ground floor as well as a utility room and cloakroom. On the first floor there is a master bedroom, dressing room and adjoining bathroom with 3 further bedrooms, a study and family bathroom. On the second floor there is a 5th bedroom which has an adjoining sitting room and a further area used as a playroom.
The house is set back from the village street in the centre of the conservation area of Happisburgh and there is a large garden to the rear backing onto open farmland.
Outside
The house is set back from the village street with a brick and flint wall sheltering a lawned garden. There is gravelled parking for 2/3 cars to the North and further gravelled parking to the South. To the South an arched door in a brick and flint wall leads to a sheltered suntrap area of courtyard garden, whilst to the North a gate leads from the gravelled parking area to a large enclosed courtyard garden area with brick weave paving. This is situated to the West of the house and also gives access to the double garage which is traditionally constructed of brick under a pantile roof and has an adjoining workshop/store. To the West there is a large lawned garden backing onto open farmland, the garden contains a variety of mature trees including Flowering Cherry, Ash and Sycamore with various shrubberies, Yew and box hedging, a pond, and at the western end beyond some box hedging is a small orchard and soft fruit and raspberry canes protected by bird cage.
The gardens and grounds in all extend to 0.4 of an acre (est).
Local Authority
North Norfolk District Council
Services
Mains Water, Electricity and drainage, oil fired central heating and 4 oven Aga.
Fixtures and Fittings
All fixtures and fittings including fitted carpets and curtains are specifically excluded from the sale, but may be available in addition, subject to separate negotiation.
Viewings
Strictly by appointment with Savills. If there is any point which is of particular importance to you, we invite you to discuss this with us, especially before you travel to view the property.
NB Floor plans prepared by ehouse are for guidance only. Savills do not accept any responsibility for their accuracy.
Agents Note
Important Notice
Savills, their clients and any joint agents give notice that:
1.They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2.Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Accommodation

Entrance hall, sitting room, snug, kitchen/breakfast room with Aga, living/dining room, utility room, cloakroom, master bedroom with dressing room and adjoining bathroom, 4 further bedrooms, study, bathroom 2, top floor sitting room/bedroom 6, playroom. Double garage, adjoining workshop, store, outside WC.
Gardens and grounds in all extending to 0.4 acres (est)

Directions

Leave Norwich on the A1151 Wroxham Road and driving through Wroxham, continue to Stalham. Just before Stalham turn left onton the B1159 signposted towards Walcott and also signposted to Happisburgh. At the T junction turn left again and follow this road, ignoring the first turning to Happisburgh. Passing East Ruston church on the right, continue towards Walcott and turn right at the next crossroads signed to Happisburgh 1.5 miles. Follow this road and upon entering the village, passing the school and village shop/post office on the right, after a few hundred yards the Pyghtle will be found on the right hand side. The Postcode for the property is NR12 0AB.