Summary - LIME KILN COTTAGE HOLT ROAD CLEY HOLT NR25 7TZ
6 bed 3 bath Detached
Dual-home coastal property with income and barn conversion potential.
- 17th-century four-bedroom cottage with strong period features
- Separate self-contained two-bedroom annexe, currently a successful holiday let
- Large, unconverted barn with supportive pre-app response (STPP) for conversion
- Very large plot (approx one third acre) with mature gardens and terraces
- Large off-street gravel parking area and separate workshop/outbuildings
- Main house EPC Band F; Johnnie’s Barn Band D and ASHP installed 2024
- Traditional granite/flint walls likely uninsulated; retrofit works expected
- Oil-fired Aga, wood burners; council tax banding described as expensive
Lime Kiln Cottage is a 17th-century, four-bedroom flint-and-brick house set within about a third of an acre, paired with a separate two-bedroom annexe currently run as a holiday let. The main house retains strong period character — exposed beams, inglenook fireplace, pamment and quarry tiling — and offers flexible family living with south-facing garden terraces and multiple reception rooms. Johnnie’s Barn is a self-contained, recently upgraded annexe with vaulted ceilings, bi-fold doors, and an air source heat pump installed in 2024, providing immediate rental income or multi-generational accommodation.
The plot includes a substantial unconverted barn, workshop and large gravel parking area; a 2020 pre-application response from the local planning authority was supportive about converting the barn to holiday accommodation (subject to formal consents). This makes the site particularly attractive to buyers seeking development potential (STPP) or to enhance income streams. The setting is peaceful and rural, a few minutes from the marshes and coast at Cley-next-the-Sea, with excellent broadband and mobile signal despite the hamlet location.
Buyers should note practical drawbacks: the main house has an EPC band F and traditional granite/flint walls assumed to have no insulation, heating is by oil-fired Aga and wood burners, and council tax is rated expensive. There are private rights of way and easements across the plot and the property sits in a conservation area, so any conversion or alteration will require careful planning and permissions. The large barn is unconverted and would require full planning and building-regulation work to create additional accommodation.
Overall, the property suits a family seeking long-term coastal living with flexible accommodation, or an investor/homeowner wanting immediate rental income plus redevelopment potential. It is best for buyers prepared to manage historic fabric, possible retrofit works, and a planning-led conversion of outbuildings to realise full value.
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