5 bed barn conversion for sale

Church Road, Ovington IP25

Tucked away at the end of a quiet lane and screened by tall, mature woodland, Water End Farm is a residence that immediately evokes a sense of arrival. Proudly positioned within the historic civil parish of Ovington in the heart of Norfolk, this exceptional barn conversion is a striking fusion of contemporary style and rustic charm. Set within approximately three acres (stms) of maintained grounds, the home has been renovated to a premium standard, where exposed oak beams, soaring vaulted ceilings, and expansive glazing meet sleek design and high-spec finishes. A sweeping driveway leads to a bold, black-clad façade that hints at the stylish interiors within, while landscaped gardens, a serene wildlife pond, and wide open skies frame the lifestyle on offer. Perfectly tailored for modern country living, the home also features a detached, self-contained cottage ideal for multi-generational use or holiday let accommodation. From tranquil mornings spent watching the wildlife to evenings entertaining on the limestone patio under radiant Norfolk sunsets, Water End Farm offers a rare opportunity to live beautifully, in complete harmony with its natural surroundings.

Location

Church Road in Ovington, Thetford, offers a peaceful rural setting with convenient access to a wide range of local amenities and attractions, making it an excellent choice for families and commuters alike. Within a five-minute drive are both Tesco and Lidl for everyday essentials, while a Waitrose in nearby Swaffham is just 20 minutes away. The closest high street is in Watton, only five minutes by car, and features a variety of independent shops including Myhills hardware store, a bakery, butcher, post office, hairdressers, takeaways, and gyms. For families, the area is well-served by reputable schools: Parker’s Church of England Primary School in nearby Saham Toney and Wayland Academy in Watton offer accessible education options, with further primary and secondary choices in Thetford and surrounding villages. The area is rich in outdoor opportunities, with Thetford Forest just 15–20 minutes away, and many countryside walks within easy reach. For a day at the coast, Well-next-the-Sea’s beautiful beach is only a 45-minute drive. The area also boasts several excellent pubs, with The Red Lion in Caston being a standout favourite. Norwich is reachable in under an hour, offering a wide range of cultural and shopping experiences, while Stansted Airport is just over an hour away by car. For added convenience, bus and train links from Thetford make travel to the airport and beyond simple.

The Grand Tour

A sweeping pea shingle and mot-finished driveway welcomes you through secure gates, offering parking for at least four vehicles, complete with a discreet EV charging point. The black contemporary cladding and double-glazed windows of the façade instantly strike a sophisticated tone, hinting at the impeccable interiors that lie within.

Step into the bright and spacious entrance hall, where light dances across wood-effect flooring that seamlessly flows throughout the property. At the heart of the home is an extraordinary open-plan living area, defined by a soaring vaulted ceiling, exposed oak beams, and expansive floor-to-ceiling glazing that frames verdant views and floods the space with natural light. Here, a central bio-fuel wood burner anchors a generous seating area, while a wide set of bi-fold doors invites the outdoors in, opening to a limestone terrace, perfect for alfresco dining and relaxed summer entertaining.

Adjacent lies a dining space ideal for intimate family gatherings or vibrant dinner parties. One of the owners highlights is the impressive kitchen, designed with both form and function in mind, it features sleek grey cabinetry, a contrasting navy island with breakfast bar seating, and an array of high-end appliances including Bosch ovens, hob, extractor, and dishwasher, as well as full-length AEG fridge and freezer. Pendant lights above the island complete the space with ambient style. A staircase leads to a mezzanine level, currently utilised as a home office or snug, with open views over the living space and out toward the garden, an inspiring retreat for remote work or quiet contemplation.

Further along the hallway, you’ll find a utility hallway/entrance, between a practical utility room and a family bathroom. The bathroom showcases a recent fitted four-piece suite, including a shower cubicle, a bathtub, a hand wash basin, a toilet and a towel rail. Three re-carpeted double bedrooms are thoughtfully designed for comfort and privacy. The principal suite enjoys its own luxury en-suite and a large window overlooking the pond. Bedroom two, with its exposed brick wall and south-facing aspect, is bathed in sunlight throughout the day.

Complementing the main residence, a detached cottage/annexe offers self-contained accommodation with its own council tax band, that can be a permanent residence. Perfect for multi-generational living, visiting guests or as a holiday let, it features a vaulted open-plan living/kitchen space with exposed beams, a feature brick wall, and terracotta tile flooring. A wood burner adds warmth and atmosphere, while the kitchen includes freestanding appliances and rustic charm. Two bedrooms, one double and one single, is complemented by a shower room. The cottage has its own securely fenced private garden, three raised organic vegetable beds, and mature fruit trees bearing apples, pears, and plums.

Outside, the lifestyle possibilities are endless. Whether you’re hosting summer BBQs, relaxing under the trees, or watching wildlife from the patio. Sweeping lawns offer space for children to play, dogs to roam, or for the addition of summerhouses, storage sheds, or livestock. For equestrian enthusiasts, securely fenced paddocks lie to the front of the barn, with potential for private use or rental income.

Outbuildings include two large garages—one timber and one part-brick, providing ample storage. Whether you're a keen gardener, an outdoor host, or simply seeking serenity, Water End Farm is an exceptional opportunity to embrace countryside living without compromise.

The current owners experience at Water End Farm...

“We enjoy the serenity of Water End Farm, the beauty of the nature surrounding us, the ever present wildlife and the lovely neighbours. It has been a perfect spot to work from home. We enjoy watching the moorhen chicks walk around in spring (the moorhens are permanent residents on our pond) and watching the rabbits play in the evenings. The owl and other prey birds often appear as we drive up or down the long drive. We’ve even seen a fox with her cubs. There is a strong sense of community in the village and the village hall with the allotments next door are a popular meeting place for all kinds of village activities.

We will miss the abundance of fruit every summer/autumn and the incredible sunsets and sunrises. We will miss the large kitchen island, tall ceiling in the living room and the open bifold doors in summer, when there is no boundary between outdoors and in... It has been a perfect place to entertain both family and friends.

Kids love roaming around the outdoors here and it has been the perfect place to run my business. Everyone who visits comments of the beauty and how calm it is up here.

We have loved living here.”

Agents note

Freehold

Main Barn - Air source heating and underfloor heating.

The cottage - Electric radiators and a wood burner.

EPC Rating: D