Poachers Rest, Norwich Road, Colton, Norfolk, NR9
- Land size
- 1.5 acres
- Bedrooms
- 4
- Bathrooms
- 2
Key Features
- Single-storey luxury barn conversion
- Approximately 1.5 acres of private grounds
- Three bedrooms with a stunning principal suite
- Vaulted kitchen with range cooker
- Vaulted sitting/dining room with wood burner
- Luxury detached one-bedroom guest suite
- Two ponds, one with a private jetty
- Orchard, summer house & covered dining area
- Garage, EV charger & ample parking
- Approximately ten miles from Norwich
Description
Some homes impress the moment you arrive; others make you imagine living there. This remarkable barn conversion is very much the latter.
Tucked away within approximately 1.5 acres of mature, beautifully landscaped grounds, this exceptional home offers a wonderful sense of privacy and tranquillity, yet remains within easy reach of Norwich.
With its soaring vaulted ceilings, exposed beams, generous proportions and abundance of natural light, the property combines all the character of a traditional barn with the comfort and quality of contemporary country living.
Step inside and there is an immediate feeling of light, space and understated luxury.
The beautiful vaulted kitchen is a natural gathering place, with quality cabinetry, a traditional range cooker and plenty of room for relaxed everyday living. Double doors open directly onto the garden and patio, creating an effortless connection between indoors and out.
In the warmer months, throw open the doors and allow the garden to become an extension of the kitchen perfect for long lunches in the sunshine, evening drinks with friends or relaxed summer suppers as the day draws to a close.
Please see our brochure and video tour for more information.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-09-24
Market Value Analysis
Compared with 1,142 Homes with Land listings in East Anglia (1+ acres).
Utilities & Restrictions
Utilities
- Electricity
- Ask Agent
- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Parking Available
- Garden
- Garden
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
80 Mbps
Superfast
Suitable for
- HD streaming
- Video calls
- Web & social
Mobile signal
Predicted 4G and 5G signal; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Barford Primary School1.5 milesOfsted report card · Jun 2026
- Ages
- 4 to 11
- Pupils
- 87
- Type
- Community school
- St Peter's CofE Primary Academy, Easton1.9 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 185
- Type
- Academy converter
- Faith
- Church of England
- Barnham Broom Church of England Voluntary Aided Primary School2 milesOfsted report card · Jun 2026
- Ages
- 4 to 11
- Pupils
- 94
- Type
- Voluntary aided school
- Faith
- Church of England
- Hockering Church of England Primary Academy2.6 milesOfsted: Good *
- Ages
- 4 to 11
- Pupils
- 30
- Type
- Academy converter
- Faith
- Church of England
- Queen's Hill Primary School3.3 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 606
- Type
- Community school
Secondary
- Ormiston Victory Academy4.2 milesOfsted: Good *
- Ages
- 11 to 18
- Pupils
- 1,517
- Type
- Academy sponsor led
- Taverham High School4.2 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,254
- Type
- Academy converter
- Hethersett Academy4.4 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 1,250
- Type
- Academy sponsor led
- Wymondham High Academy4.9 milesNo Ofsted rating
- Ages
- 11 to 18
- Pupils
- 1,686
- Type
- Academy converter
- City Academy Norwich5.9 milesOfsted: Requires improvement
- Ages
- 11 to 19
- Pupils
- 674
- Type
- Academy sponsor led
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
Environment Agency open data, checked around the advertised map pin for the listed acreage. Long-term risk counts flood defences; the planning map's flood zones do not. Provided by LandSale, not the listing agent, and not part of the agent's particulars. Risk varies across a holding, so verify before committing.
Rivers and the sea
Planning map: Flood Zone 1.
Surface water
Not at the pin: mapped about 30 metres away.
These bandings are the summary. Where this location sits on the flood maps, plus planning activity, heritage and ground risks, is in the full report.
Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.
LandSale full disclaimer
Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
3. No warranty or liability
LandSale gives no warranty, express or implied, as to the accuracy, completeness or fitness for any particular purpose of the information displayed. LandSale shall not be liable for any loss, damage, cost or expense arising directly or indirectly from any use of or reliance on such information, save where liability may not be excluded by law.
4. Updates & feedback
If you believe any detail on this listing is inaccurate, please let us know. We will investigate and, where appropriate, update the listing or notify the agent.
© LandSale | Version 1.3 - August 2026
Listing agent
Coast & Country Living, Covering Norfolk
Norfolk
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