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The exclusive Rural and Equestian partner for North Norfolk, North Cambridgeshire & South Lincolnshire.

Tilney All Saints - Nr Kings Lynn

  • Swimming pool
  • Stables
  • Annexe
Reference: gh713967
Price: Offers over £795,000
Village and Nearest Town: Tilney All Saints, Nr Kings Lynn
Location: Rural
Type: House
Period: Character
Status: Available
Tenure: Freehold
Bedrooms: 4
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ASplendid Barn Conversion With Adjoining 4 Bedroom Annexe Plus A Separate Cottage


10 ACRES (stms) - Situated on the outskirts of this popular village and only 6 miles from Kings Lynn, this amazing barn conversion has been finished to the highest of standards, retaining many original features. The property affords four bedrooms in the main barn, two with en-suite facilities, a feature galleried landing, family bathroom, reception hallway, study, grand hall with feature fireplace, bar and family area, heated indoor swimming pool with changing facilities, dining/family room, kitchen breakfast room, utility room and cloakroom. The adjoining annexe has four bedrooms, a family bathroom, hallway, sitting room, kitchen with dining area off, utility room and a cloakroom (although set up as an annexe, it equally works as one large dwelling if desired, however the present layout can accommodate two families with ease). Outside a circa 120m long gravelled driveway sweeps between fenced paddocks and leads to the courtyard in front of the property with four open garages, a store, three internal stables and there are flower beds to the boundaries plus a planted roundabout with ample parking around for several vehicles. The rear gardens are landscaped and heavily planted with a variety of mature shrubs and trees. There is extensive terracing, a sunken lawned garden with feature ponds to the rear, a walled garden/patio accessed from the pool and a small orchard with fruit cage and greenhouse. Within the rear gardens is a self contained one bedroom cottage or ideal as a home office.


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Front View
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Front View
Front View
Grand Hall
Grand Hall
Grand Hall view 2
Grand Hall view 2
Dining Room
Dining Room
Principal Bedroom
Principal Bedroom
Annexe - Day Room
Annexe - Day Room
Open Garaging
Open Garaging
Paddock view 2
Paddock view 2
EPC Graphs
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Approached via a covered storm porch with a hard wood half glazed door opening to;



Window to the front, exposed brick work to three walls, radiator, flagstone floor, door leading to the sitting room/family area and a door leading to;


2.92m x 2.79m (9’7” x 9’2”)

Windows to the front and side, radiator, two exposed brick walls and brick flooring.



9.75m x 4.29m (32’0” x 14’1”)

Large floor to ceiling windows to the front and rear, timber balustrade staircase rising to the first floor minstrels gallery and landing, brick built bar with timber plinths and cupboards beneath and flagstone flooring. Open plan and off this area a step up to;



8.23m x 6.27m (27’0” x 20’7”) height 4.39m  (14’5”)

Two windows to the side, wood effect laminate flooring, large radiator, wood panelling to dado height, exposed brick work above the dado to two walls, beamed ceiling with timber cladding between, large feature brick inglenook fireplace and chimney breast having a flagstone hearth, timber bressumer and an inset cast iron multi fuel burner. French doors open off this area to;


LEISURE ROOM (swimming pool)

16.41m x 8.38m (53’10” x 27’6”)

Two patio doors opening to the courtyard garden and a set of patio doors leading to the rear garden, exposed brick walling, ceramic tiled flooring, three radiators, 30’ x 15’ depth 3’ heated swimming pool having steps to one end and a roller cover, six wall lights, polycarbonate roofing. There is a timber built CHANGING ROOM to one end housing the filtration etc. and has a WC.


Off the family area twin glazed panel doors leading through to;



7.62m x 5.49m (25’0” x 18’0”)

French doors with matching side panels opening onto the garden, two radiators, one exposed brick wall, exposed ceiling timbers, two insets in the wall for speakers, internal window and a multi pane door to the kitchen, further door leading through to the day room or reception room, which could be used in conjunction with an annexe.


4.57m x 3.86m (15’0” x 12’8”)

Window to the front, flagstone flooring, radiator, fitted with a range of pine fronted base and eye level units with roll top work surfaces, inset stainless steel sink with mixer tap over, tiled splashbacks, one exposed brick wall with integrated double oven, four ring electric hob with extractor above, built in wine rack, integrated fridge, beamed ceiling, ample space for a large table and chairs and a built in glazed display unit. Internal window through to the dining area and a half glazed door to;


Half glazed window to the front, door to the front, brick flooring, beamed ceiling, base and eye level units with work surfaces over, stainless steel sink and drainer, space and plumbing for a washing machine, tumble dryer and space for a small chest freezer, radiator and tiled splashbacks. Two doors off the utility room, one leading to a large broom cupboard and the other to;


Brick flooring, low level WC, wall mounted wash hand basin, radiator, beamed ceiling and an extractor fan.



6.20m x 3.88m (20’4” x 12’9”)

Glazed door and window to the rear overlooking the gardens, two radiators, exposed ceiling timbers and a door to the second hallway. internal window through to the breakfast room.


HALLWAY (annexe)

Brick flooring, door to the front with porthole and window to the front, stairs rising to the first floor, radiator and exposed ceiling timbers, another door off this hallway leads to;



3.15m x 2.64m (10’4” x 8’8”)

Two windows to the front, radiator, exposed ceiling timbers and opening through to;


KITCHEN (annexe)

4.24m x 2.87m (13’11” x 9’5”)

Window to the front, half glazed door leading to the utility, radiator, brick floor, base and eye level units in a light oak having roll top work surfaces over, stainless steel sink, tiled splashbacks, exposed roof timbers, built in double electric oven, ‘Whirlpool’ electric hob and an integrated fridge unit.



Brick flooring, half glazed door leading to the rear, exposed ceiling timbers and a range of base and eye level units with work surfaces over, stainless steel sink and drainer, space and plumbing for a washing machine and a tumble dryer, tiled splashbacks, radiator and a door leading to;


CLOAKROOM (annexe)

Brick flooring, close coupled WC, wall mounted wash hand basin with tiled splashbacks, separate oil fired boiler and a small cupboard.





3.88m x 3.88m (12’9” x 12’9”)

Window to the side, radiator, range of fitted wardrobes, beamed ceiling and door leading.


EN-SUITE (annexe)

Close coupled WC, pedestal wash hand basin, tiled to half height, light with shaver point and an extractor fan.


BEDROOM SIX (annexe)

4.47m x 2.61m (14’8” x 8’7”)

Window to the rear overlooking the gardens, beamed ceiling, radiator, built in airing cupboard.



3.53m x 2.64m (11’7” x 8’8”)

Window to the rear, radiator and a beamed ceiling.



2.97m x 2.16m (9’9” x 7’1”)

Window to the front overlooking the grounds, radiator, timber beamed ceiling and a built in single wardrobe.


BATHROOM (annexe)

Window to the front, tiled splash backs, beamed ceiling, radiator, panelled bath with mixer tap over and shower, folding shower screen, close coupled WC, pedestal wash hand basin and a light with shaver point.

Inter connecting door to the main house landing.



3.05m x 2.46m (10’0” x 8’1”)

Window to the rear with views over the garden and countryside, beamed ceiling and a radiator.



3.40m x 3.15m (11’2” x 10’4”)

Window to the rear with views over the gardens, radiator, beamed ceiling with timber cladding and exposed timber flooring.

Panelled bath with tiled splashbacks, pedestal wash hand basin, close coupled WC, light with shaver point, beamed ceiling and extractor fan.



Exposed timber flooring, minstrel’s gallery overlooking the family area and sitting room, beamed and timber clad ceiling. A timber bridge with balustrade extends to the primary staircase which rises from the family area. Either side of this bridge are the two main bedrooms.



5.16m x 4.04m (16’11” x 13’3”)

Two windows to the front with a Velux window in a semi vaulted ceiling with exposed main beam, radiator, door to en-suite and a built in wardrobe.


Velux roof window, half tiled walling, radiator, panelled bath, vanity unit with inset wash hand basin having a light over with shaver point, low level WC and a walk in shower unit with glazed door.



4.65m 2.71m (15’3” x 8’11”)

Off the landing with bi-fold doors, two Velux roof lights, radiator, exposed timber vaulted ceiling, wall light points and sliding door set in to wardrobes leads to;


Low level WC, pedestal wash hand basin with tiled splashbacks, quadrant shower cubicle and a door to a built in airing cupboard.


External measurements are 13.72m x 5.18m (45’ x 17’)


Door from the rear courtyard leads into;


Window to the side overlooking the gardens, wood effect laminate flooring, radiator, built in broom cupboard and door leading to;



Close coupled WC, pedestal wash hand basin, radiator, built in shower unit, fully tiled with a glazed door, access to the roof space and an electric light with shaver point.



4.26m x 4.01m (14’0” x 13’2”)

French doors with small arch window overlooking the garden with a further arched window, two radiators, archway through to the kitchen and archway leading to the bedroom and small SUN LOUNGE at the end.


2.72m x 1.60m (8’11” x 5’3”)

Window to the side and fitted with a range of base and eye level units having worksurfaces over, tiled splashbacks, stainless steel sink and drainer, space for a cooker with extractor above, combi oil boiler and space for an undercounter fridge.


Off the hallway is a small lobby providing access to;


2.99m x 2.92m (9’10” x 9’7”)

Window to the side and a radiator.


The property is approached from the A47 roundabout via a private gravel driveway which is about 120 metres long and sweeps through its own paddocks, having young trees planted along the length to either side. The driveway continues through a timber farm gate opening to a generous gravel courtyard with a roundabout. There is ample parking and turning space in front of the property with access to the stable block and open garaging. Around the edges of the courtyard are mature planted borders and beds.


There are four open fronted garages, two either side of the main gate having an opening width of 11’ each.



Located behind the garaging is a brick and timber building with a concrete base. Pedestrian door leading to the yard and a further door from the stables to the paddocks at the front.


  • Stable One      @ 4.67m x 3.53m (15’4” x 11’7”)
  • Stable Two     @ 4.67m x 3.53m (15’4” x 11’7”)
  • Stable Three   @ 3.45m x 3.07m (11’4” x 10’1”)
  • Tack Room     @ 3.07m x 1.95m (10’1” x 6’5”)



To the rear of the property is a large flagstone terrace, with an awning over the doors from the dining room. The sunken lawn is divided by a path and has a paved area all the way around. At the end of the garden steps rise up to two ponds with a water feature between and a garden, well stocked with mature shrubs and trees. A pergola walk way leads from one side to the other having a covered seating area with brick walling in the middle. To the right hand corner is a timber shed circa 8’ x 8’. There is a further area of garden to the rear of the swimming pool complex where French doors open into a nice walled entertaining area having a timber decked area with pergola over and two wall light points. A timber gateway leads to a walled vegetable and herb garden having an aluminium framed greenhouse circa 8’ x 6’.



Either side of the driveway to the front of the property are post and rail fenced paddocks, one circa 2.5 acres and the other about 7.6 acres.

Location Map
Last Updated: Tuesday 31st January 2023