Summary - 31 THE HILL ST JAMES NORWICH NR12 7AN
2 bed 2 bath Terraced
Charming two-bedroom cottage with farmland views, garden and scope to modernise in peaceful St James.
Victorian 2‑bed cottage with farmland views front and rear
En‑suite to principal bedroom; separate family bathroom
Small enclosed garden plus brick and pantiled outbuildings
Solid brick walls with no assumed insulation — upgrade likely needed
Oil storage tank and oil boiler present; electric storage heaters also noted
Double glazing fitted after 2002; built before 1900 retained features
Slow broadband speeds despite excellent mobile signal
Freehold, low council tax, very low local crime
Set on an elevated plot in the quiet hamlet of St James, this late-Victorian two-bedroom cottage offers genuine period character and uninterrupted farmland views to front and rear. Well-proportioned living spaces include a sitting room with a brick fireplace and glazed display cabinets, plus a generous kitchen/breakfast room with stable door leading to an enclosed garden. The master bedroom benefits from a walk-in wardrobe and en‑suite shower room; a second bedroom and separate family bathroom complete the layout.
The house is solid brick, double‑glazed (installed post‑2002) and sits on a small plot with useful brick and pantiled outbuildings and an oil storage tank. It is freehold with low council tax and very low local crime, and is within easy reach of Coltishall amenities, schools rated Outstanding/Good and the River Bure — a practical base for families or those seeking a peaceful rural lifestyle a short drive from Wroxham and Norwich.
Buyers should note the property’s age and construction: walls are original solid brick with no added cavity insulation (assumed), and there is scope and likely need for upgrading insulation and heating efficiency. Heating details provided include an oil boiler and electric storage heaters; prospective purchasers should verify the heating arrangement and running costs. Broadband speeds are slow despite excellent mobile signal. The cottage is attractive for those wanting a characterful home with potential, but it will suit buyers comfortable with modest modernisation works rather than someone seeking a fully refurbished move‑in ready house.
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