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" Lodge Farm was once part of a 100 acre farm, the original 17th Century Victorian farmhouse has been owned by the current owner since 1997 and lovingly restored and extended in 1999. Lodge Farm sits in an estimated 11 acres (stms) plus an extra 2.5 acres (stms) available by separate negotiation. There is also a two bedroom detached brick and flint cottage re-built in 2001 within the grounds, which has been previously rented through English Country Cottages generating an annual average turnover of £6,426.88 taken over the last eight years, after all letting management fees have been deducted. There is a superb range of outbuildings that would suit a number of different purposes and outstanding equestrian and livestock facilities. Rushall is located 20 miles from Norwich with superb access to the A140 (5 miles) and A143 (3 miles) connecting the cities of Norwich and Ipswich and 10 miles from Diss which has a train station providing an easy commute to London. Rushall itself has a fantastic local public house and the popular market town of Harleston is three miles west offering a wide variety of educational, shopping and recreational facilities. Lodge Farm is approached through automated iron gates via a shingled driveway leading to the farmhouse, cottage and outbuildings passing the orchard and side paddock on your right hand side.

Orchard/Side Paddock
Estimated quarter of an acre (subject to measured survey). Fully enclosed by electric fencing and hedging, block built field shelter with a tiled roof.

The Farmhouse

Steps up to double doors to:-

Entrance Porch - 9' 10'' x 5' 1'' (3m x 1.55m)
Double glazed sash windows to the front, either side and to the hall, pamment tiled floor, Georgian door with window over to:-

Hallway - 17' 11'' x 8' 6'' (5.45m x 2.60m)
Pamment tiled floor, radiator, coving, stairs to the first floor, four panel door to understairs storage cupboard, exposed beam, feature timber recess, four panel doors to sitting room and drawing room, exposed timber door to kitchen/diner/family room.

Sitting Room - 17' 11'' x 13' 11'' (5.45m x 4.25m)
Sash window to the front, feature open fireplace with marble hearth and feature wood surround, double radiator, exposed beam, coving, glazed double doors to the kitchen/diner/family room.

Drawing Room - 17' 11'' x 9' 10'' (5.45m x 3m)
Sash window to the front, exposed beam, coving, radiator, pamment tiled floor, feature window to kitchen/diner/family room.

Kitchen/Diner Family Room - 34' 1'' x 15' 1''narrowing to 11' 10' (10.40m x 4.60m narrowing to 3.60m)
Double glazed double doors with windows either side to the garden with views over adjacent fields, double glazed sash window to the side, double glazed window to the rear with large panelled window to either side with views over adjacent fields, fitted with a range of base and wall units, rolled edge work surfaces, one and a half bowl sink unit with mixer tap over, space and plumbing for a dishwasher, coving, three radiators, tiled floor, oil fuelled large four door Aga with twin hob and hot plate, Neff hob, fitted microwave.

Rear Hall - 13' 7'' x 7' 1'' (4.15m x 2.15m)
Window to the side, exposed wooden door to the side, exposed wooden door to the utility room, radiator, part tiled floor, exposed wooden door to utility room and WC.

Utility Room - 7' 9'' x 7' 1'' (2.35m x 2.15m)
Exposed wooden door to the rear hall, fitted with a range of units, butler sink with water softener, rolled edge work surfaces, space and plumbing for a washing machine, space and vent for a tumble dryer, floor standing boiler.

WC
Obscured glazed window to the side, low level WC, wash basin, part tiled floor.

Office/Study (External Access Only) - 11' 10'' x 7' 9'' (3.60m x 2.35m)
External access to the office, sash window to the front, radiator, door to the side.

First Floor Landing
Double glazed window to the side with far reaching views, radiator, coving, four panel doors to all rooms.

Master Bedroom - 15' 1'' x 13' 1'' (4.60m x 4.00m)
Double glazed sash window to the side, double glazed sash window to the rear with far reaching views over adjacent open fields, double glazed skylight above, bi-folding doors to two wardrobes, radiator, four panel door to:-

En-Suite - 7' 3'' x 6' 11'' (2.20m x 2.10m)
Double glazed sash window to the rear, bath with shower over, two wash basins, low level WC, bidet, tiled walls and floor.

Bedroom 2 - 17' 11'' x 11' 10'' (5.45m x 3.60m)
Sash window to the front, double glazed window to the side, fitted wardrobe, radiator, coving.

Bedroom 3 - 17' 11'' x 9' 10'' (5.45m x 3.00m)
Sash window to the front, double glazed window to the side, four panel door to the wardrobe, radiator, coving.

Bedroom 4 (L-Shaped) - 13' 5'' x 10' 6'' (4.10m x 3.20m)
Sash window to the front, radiator, loft access, coving.

Bathroom - 13' 0'' x 7' 9'' (3.95m x 2.35m)
Obscured double glazed window to the rear, bath, wash basin, low level WC, tiled walls and floor, radiator, double doors to the airing cupboard.

Farmhouse Formal Gardens
Vegetable, herb and fruit garden, pagoda with pitched pantiled roof, formal lawn area with a greenhouse and large pond to left hand boundary, ditch boundary to the rear with bridge leading to rear field. There is a paved patio area with a well (currently dry) with safety grid over, brick and flint wall.

The Cottage


Double glazed entrance door to:-


Entrance Hall - 11' 2'' x 9' 6'' (3.40m x 2.90m)
Stairs to the first floor, understairs storage cupboard, radiator, tiled floor, exposed wooden doors to all rooms.

Wet Room
Obscured double glazed window to the rear, wet room style shower, wash basin, low level WC, radiator, extractor.

Sitting Room/Bedroom 2 - 14' 7'' x 13' 1'' (4.45m x 4.00m)
Double glazed double doors to the rear garden, double glazed window to the front, two radiators, exposed beam, tiled floor.

Sitting Room/Kitchen/Diner - 21' 8'' x 11' 6'' (6.60m x 3.50m)
Double glazed double doors to the rear garden, two double glazed windows to the rear, door to the front, fitted with a range of base and wall units, one and a half bowl sink unit, rolled edge work surfaces, space and plumbing for a dishwasher, double radiator, exposed beam, tiled floor, exposed wood door to:-

Utility - 5' 11'' x 5' 5'' (1.80m x 1.65m)
Obscured double glazed window to the front, water softener, rolled edge work surfaces, tiled splashbacks, space and plumbing for a washing machine, floor standing boiler.

Landing
Double glazed window to the front, radiator, exposed beam, airing cupboard, exposed wood door to airing cupboard, exposed wood doors to bedroom and bathroom.

Bedroom 1 - 14' 7'' x 13' 1'' (4.45m x 4.00m)
Double glazed windows to the side and rear, radiator, exposed beam.

Bathroom - 9' 0'' x 7' 1'' (2.75m x 2.15m)
Double glazed skylight to the rear, bath with shower over, wash basin, low level WC, bidet, double radiator, exposed beam.

Cottage Garden
Enclosed garden with walled boundaries, paved patio area and gate to rear access.

Outbuildings

Large Cart Shed/Carport - 50' 10'' x 19' 4'' (15.50m x 5.90m)
(Built in 2005). Brick and timber clad with a tiled roof, re-claimed oak frame, log storage, double doors to the rear garden, window to the rear, electric sockets, stable door to additional storage and oil tank housing.

Garage With Dove Cote - 41' 0'' x 30' 10'' (12.50m x 9.40m)
Block built with double doors to the front, door to WC, floor standing boiler servicing hot water and radiators for games room and WC.

Games Room - 53' 10'' x 14' 5'' (16.40m x 4.40m)
Renovated in 2003. Block built, six radiators, door to WC, door to main barn, insulated roof. Opens onto the main drive/courtyard and has easy access from the house and cottage.

Tack & Feed Room - 26' 11'' x 14' 5'' (8.20m x 4.40m)
Pitched roof, electric and water, window to the side.

Main Barn - 65' 7'' x 59' 1'' (20m x 18m)
Entrance height 3.70m. With an integral secure store with gallery storage over previously used as cart shed and additional kit room, gated entrance, access to games and tack room and stable yard. Back roof replace in 2010.

Covered Stable Yard - 27' 11'' x 15' 5'' (8.50m x 4.70m), 27' 11" x 15' 5" (8.50m x 4.70m), 34' 5" x 29' 6" (10.50m x 9m)
Re-roofed in 2012. Three large individual stables, electric and water. Open barn with hay racks and feed troughs. Opens onto a side paddock

Side Paddock
Estimated to be in excess of one acre (subject to measured survey), separate vehicular access to Hogsty Lane and vehicular gated access to rear fields and paddock.

Four Bay Mono Pitch Corrrugated Tractor Shed - 60' 8'' x 31' 2'' (18.50m x 9.50m)
Electric supply.

Rear Field & Paddocks
Gated access to rear field entrance. There are an estimated 8 acres of land (subject to measured survey) including an estimated half an acre (subject to measured survey) of recently planted woodland in 2010, enclosed by electric fencing and mature hedging which has been used for sheep, goats and horses. Surrounded by arable land currently owned by a local rose grower. There are three water supplies, one to the front and the back of the field for drinking troughs and one to the woodland.

Overall Square Footage


Main House
2399 square feet

Cottage
997 square feet

Barns To Include Cart Shed And Tractor Shed
12042 square feet.

Agents Note
There are an extra 2.5 acres of land (stms) adjacent to the property, available by separate negotiation.

Local Authority
South Norfolk District Council.Farmhouse - Council Tax Band: DCottage - Rated as a self catering holiday unit + premises - £900 p.a (approx)

Viewings
Strictly by appointment through Pymm & Co.01603 305805homes@pymmand.co.uk

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