Summary - ORCHARD MEAD, ROPES HILL, NORWICH, HORNING NR12 8PB
4 bed 2 bath Detached
Spacious waterside home with boathouse and huge garden — scope to modernise..
No onward chain; direct River Bure access with private boathouse and slipway
Large 0.4-acre elevated plot with orchard, south-facing lawn and sweeping driveway
Four bedrooms, main with en-suite; four reception rooms including garden room
Double garage and abundant off-road parking; boathouse approx. 30ft x 13.2ft internally
Requires updating and modernisation throughout; clear potential for improvement
High flood risk — significant for insurance and future flood resilience planning
Slow broadband and average mobile signal in this rural location
Freehold; mains gas heating, cavity walls, double glazing (install date unknown)
Orchard Mead is a substantial detached family house set on an elevated 0.4-acre plot in the picturesque Broads village of Horning. The property offers direct water access via a private dyke, a substantial boathouse (approx. 30ft x 13.2ft internally) and a slipway, making it ideal for buyers seeking true waterside living. The house includes four well-proportioned bedrooms (main with en-suite), four reception rooms and versatile living space, including a garden room that opens onto a south-facing terrace.
The grounds provide strong lifestyle appeal: a sweeping gravel drive, plentiful off-road parking, double garage, established orchard and a large, private lawn bordered by mature hedging. The elevated position gives far-reaching views toward the River Bure and places the village green, local pub and amenities within easy walking distance. Norwich, the Norfolk coast and larger local towns are all reachable within about thirty minutes.
The house is offered with no onward chain and has clear potential for improvement and modernisation. Cosmetic and systems updating will be required to bring the accommodation up to current standards; the property appears mid-20th century in style with period character but dated finishes. Buyers should note a high flood risk for the location — an important practical and insurance consideration for riverside owners.
Practical points to consider: mains gas central heating via boiler and radiators is in place, the property is freehold with cavity-filled walls and double glazing (install date unknown). Broadband speeds are slow and mobile signal is average in this rural area. Council tax is described as quite expensive. This home will suit families seeking a spacious riverside residence, buyers wanting a holiday or boating base, or investors prepared to upgrade for rental or longer-term value uplift.
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