Summary - 31 Church Lane, Little Billing NN3 9AF
4 bed 3 bath Cottage
Characterful 17th-century thatched cottage on a large walled plot, chain-free.
4 bedroom Grade II listed thatched cottage with historic character
Two ensuite bedrooms plus flexible study/ground-floor fifth bedroom
Large walled rear garden with veranda; substantial plot and privacy
Driveway and single garage; utility room with garage access
Requires internal refurbishment and modernisation throughout
Listed status — restrictions and specialist repair costs apply
Stone walls likely uninsulated; secondary glazing present
Medium flood risk; council tax band above average
Set on a substantial plot in Little Billing, this Grade II listed 17th-century thatched cottage blends historic character with family-sized accommodation. Formerly two cottages, the house now offers generous reception space including an inglenook-sitting room, separate dining room and a large breakfast/family room opening onto the walled garden and veranda. Two bedrooms have ensuite facilities, and there is an additional ground-floor room suitable as a study or fifth bedroom. The property is offered freehold and chain-free.
The garden and plot are standout assets: a large walled rear garden with veranda and mature front gardens provide privacy and scope for landscaping or sensitive extension (subject to listed-building consent and planning). Practical features include a driveway, single garage, utility room and secondary glazing. Heating is by mains-gas boiler and radiators. Local schools and green spaces nearby make this well-suited to families seeking character in a convenient location.
Important practical points are clear: as a Grade II listed thatched building it will present restrictions and additional maintenance costs. The stone walls appear uninsulated and the interior will benefit from refurbishment and modernisation to meet contemporary standards. There is a medium flooding risk to note, and council tax is above average. Buyers should factor in the cost and lead time of listed-building repairs, thatch upkeep and any structural or services improvements.
For buyers looking for a distinctive period home with a large private plot and flexible living space, this cottage offers rare character and potential. It will particularly appeal to purchasers who appreciate period features and are prepared to manage the responsibilities that come with a listed, thatched property.
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