The Granary, Shipdham Road, Carbrooke, IP25


4 Bedroom House For Sale

Anticipated Completion- June/July 2024
*Images used are of previous work by Devlin Developments.

Warners are delighted to present another impressive Devlin Developments scheme in the village of Carbrooke. A small collection of just three executive homes is being offered with wonderful, panoramic countryside views to the rear.

The Granary (Plot 1)…
This exceptional traditional barn style, yet new home provides optimal modern and flexible living. Upon entering the light filled, double height hallway you will be nothing but impressed! The focal point of the home is a remarkable 38ft (stms) kitchen-dining-family room featuring bifold doors to the rear garden complemented by a separate living room with a feature fireplace with pamment tiles and wood burning stove plus French doors opening to the rear. The ground floor also encompasses a study ideal for remote work, a utility room with access to the cart lodge parking and garage, as well as a convenient WC.

Ascending a splendidly wide staircase to the first floor leads you to a vaulted and feature landing offering double aspect views of the surrounding open farmland. The master suite, with rearward views over fields includes a meticulously designed dressing area and a luxurious ensuite with a feature bath, double sink and spacious shower. Additionally, there is a guest bedroom with an ensuite shower room, two further double bedrooms and a well-appointed family bathroom.

Externally, the property enjoys an oak-framed carport, which can be accessed from the utility , plus an attached garage constructed with traditional brick and flint featuring an electric door. The property sits on a large plot with attractive paths and patios that will be laid accompanied by landscaping for both the front and rear areas. The rear garden will be secure and will benefit from the panoramic field views beyond.

Noteworthy features include the feature brick and flintwork, the generous specification including quartz worktops to the kitchen and utility, a striking brick and oak fireplace with a wood-burning stove and pamment tiles, quality bathroom sanitary wear, an array of kitchen appliances as well as CCTV on the exterior of the property and all floor coverings being included.

2885 Sq Ft (stms)

Choices within the property can be made subject to timing.

-Entrance Hall
-Cloaks WC
-Study 3.15m x 2.73m 10'4" x 8'11"
-Lounge 6.47m x 4.40m 21'3" x 14'6"
-Kitchen/Dining/Garden Room 5.84m x 11.7m 19'2" x 38'5"
-Stairs to Landing
-Walk through Wardrobe 4.38m x 1.74m (2.36m max) 14'4" x 5'9" (7'9" max)
-Master Bedroom 5.83m x 3.68m 19'2" x 12'1"
-En suite
-Bedroom Two 6.06m ext x 3.44m ext 19'10" ext x 11'4" ext
-En suite
-Bedroom Three 5.87m ext x 3.44m ext 19'3"ext x 11'4" ext
-Bedroom Four 4.40m x 2.93m 14'6" x 9'8"
-Family Bathroom

Devlin Developments…
A bespoke, well regarded local developer who are passionate about designing and creating high quality homes where people aspire to live. Their motivation is to create homes and environments which enhance their location, combining contemporary living with modern lifestyles whilst striving towards a greener future.

Their homes are thoughtfully designed and incorporate open plan living whilst maintaining a comfortable family feel, storage solutions and an abundance of natural light using carefully selected materials with their experienced team of craftsmen creating beautiful homes that are instantly recognisable.

Energy Efficiency…
With ever rising energy costs, energy efficiency is an important aspect to consider when buying your next home. New homes are considerably more efficient than older properties as a result of modern technological advancements and building innovations with the materials being used, the high levels of isolation and appliances used.


•Choice of Quartz work surfaces*
•Choice of colour to Shaker Style Units*
•Appliances-Neff, Bosch or similar: Double Oven, Hob and Extractor, full height Fridge and Freezer, Wine Cooler and Dishwasher
•Boiling water tap
•Water softener system

Bathrooms and En-Suites:
•Contemporary bathroom fittings
•Grohe Showers and Taps
•Vanity Units
•Half tiling- Choices of tiles*
•Full tiling to baths and showers
•Heated Towel Rails
•Choice of Porcelain, Limestone or LVT Flooring*

•Oak Trusses to open plan living space
•Choice of Porcelain, Limestone or LVT Flooring to: Kitchen diner areas, utility and hallway *
•Choice of carpet to rest*
•Fitted wardrobes to Master Bedroom
•Alarm System
•TV, Sky and Data points to each room
•Underfloor heating (zoned to individual rooms)
•Oak finished internal doors
•LED downlights throughout
•Wood burning stove to Lounge

Car charging point
•Brick and Flint
•UPVC pebble grey double glazed windows and black hardiboard cladding
•Lindab guttering
•External lighting
•Close board fencing between plots
•Turfed front and rear gardens
•Shrubs and Planting
•Indian sandstone patio area
•Shingle roadway
•Outside tap front and back
•Power socket
•2.5 KW of PV Panels

•Air source heating system
•Mains water
•Mains drainage

David Bullen 6 year CML certificate

Predicted ‘A’ rating

*Disclaimer:- Choices are subject to timing. The specification is subject to change at the developers discretion

Carbrooke is encompassed by the picturesque Norfolk countryside and woodlands including Thetford Forest and Wayland Woodand within the village, residents enjoy the presence of both a pre-school and a primary school. The community gathers for various events at the Millennium Green adjacent to the village hall, a splendid 10-acre expanse teeming with native wildlife, trees, and wildflowers. This green space boasts amenities such as a maze, wildlife pond, amphitheatre, and a children's play area, along with scenic walks and trails throughout the site.

Just 5 miles away is the pretty town of Hingham, a deservedly popular market town renowned for its array of architecturally appealing townhouses bordering the market place. The town is proud of its selection of independent shops including a butchers, tea rooms, bakery, ‘Harrods of Hingham’ a studio and gallery and for everyday shopping and aCo-Op on the edge of town. There is the White Hart gastropub, Post Office, Boots pharmacy, health centre and doctors surgery, primary school and an active bus service.

Approximately 3 miles away lies Watton, which offers a variety of conveniences including a post office, supermarket, chemist, as well as infant, junior, and secondary schools. The town hosts a vibrant weekly market with a diverse range of offerings. Richmond Park Golf Club in the vicinity caters to golf enthusiasts with its 18-hole course, driving range, and practice green. Additionally, a sports centre in Watton provides a fitness suite, all-weather courts, and facilities for badminton, squash, and snooker.

For those seeking transportation options, the nearest train station is located 8.5 miles away at Harling Road, offering regular services to Norwich in approximately 34 minutes and Cambridge in about 54 minutes. Meanwhile, the market town of Dereham, situated around 8 miles from Carbrooke, features restaurants, caf鳬 museums, a leisure centre, golf course, and educational institutions.

*Shared driveway- Owned by a third party but right of way over. Contribution to maintenance is split 4 ways.
*Non-refundable reservation fee with exclusivity agreement between buyer and seller to be signed *Any extras are payable upfront and are non refundable.
* Completion will be on notice and anticipated dates given cannot be relied upon.
*Please note – Specification listed is for guidance only and is subject to change during the construction process at developer’s discretion. *Whilst every attempt has been made to ensure the accuracy of the CGI images and floorplan, these are for illustrative purposes only and should be used as such and not relied upon by any prospective purchaser.

1. Money Laundering Regulations- Purchasers will be asked to provide identification documentation and we would ask for your co-operation in order that there is no delay in confirming the sale.
2. We endeavour to make the information provided fair and correct, this is provided as a guide only and does not constitute part or all of an offer or contract. Warners Estate Agents cannot guarantee the accuracy of this information.
3. Please note that we have not tested any apparatus, equipment, fixtures, fittings or services so cannot verify that they are in working order or fit for their purpose.
4. Where a property is being purchased ‘off plan’ we have used the architects plans for measurements and should not be relied upon.
5. The matters referred to in the information supplied by Warners should be independently verified by prospective buyers. Neither Warners Estate Agents nor any of its employees or agents has any authority to make or give any representation or warranty in relation to this property.

Tenure: Freehold

The Granary, Shipdham Road, Carbrooke, IP25
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01953 604431

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