Maple Barn Hickling Road, Sutton

Stunningly presented and offering both lifestyle appeal and investment potential, this charming barn conversion is nestled within the sought-after village of Sutton in the heart of the Norfolk Broads. Beautifully decorated throughout, the property combines original character features, including exposed beams and brickwork, with modern comforts to create a warm and welcoming home. The accommodation includes bright open-plan living space, two double bedrooms, a stylish bathroom and a private walled courtyard garden, making it ideal as a permanent residence, second home or countryside retreat. The property is also currently operated as a successful holiday let, achieving a gross yield of approximately 8.26%, with furniture available by separate negotiation.
The Location
Sutton is a well-regarded Broadland village located to the north-east of Norwich, offering a peaceful rural setting surrounded by open countryside and within easy reach of the Norfolk Broads National Park. The area is particularly popular with those who enjoy outdoor pursuits, with an abundance of nearby walking routes, cycling opportunities, and access to some of Norfolk's most beautiful waterways.
Sutton Broad, one of the county's hidden gems, lies close by and provides opportunities for boating, wildlife watching and enjoying the natural surroundings.
Despite its tranquil village atmosphere, Sutton remains conveniently connected to a wide range of amenities. The nearby market town of Stalham offers supermarkets, independent shops, cafés, healthcare facilities and schooling, catering for everyday needs. The popular Broadland destination of Wroxham, often referred to as the 'Capital of the Broads', is also within easy reach and provides a superb selection of waterside restaurants, shops, leisure facilities and boating amenities.
For a wider range of retail, cultural and transport links, Norwich city centre is easily accessible by road, offering excellent shopping, dining, entertainment and direct rail services to London and beyond.
The nearby coastline further enhances the area's appeal, with the sandy beaches of Sea Palling, Happisburgh and Winterton-on-Sea all within comfortable driving distance. Combining the charm of village life with access to the Broads, countryside and coast, Sutton offers an enviable lifestyle in one of Norfolk's most picturesque settings.
Hickling Road, Sutton
Tucked away within the peaceful village of Sutton, in the beautiful Norfolk Broads area, this delightful barn conversion offers an enviable blend of character, comfort and countryside charm.
Beautifully presented throughout and decorated to a high specification, the property combines the warmth of its original barn features with the convenience of modern living, creating a welcoming home that is equally suited as a full-time residence, idyllic second home, or ready-made holiday let investment.
From the moment you step inside, the property's character is immediately apparent. Exposed timber beams, attractive brickwork and thoughtfully designed interiors create a sense of warmth and authenticity rarely found in modern homes. The bright and spacious open plan living accommodation has been carefully renovated to provide a stylish yet comfortable environment, ideal for both everyday living and relaxing weekend escapes.
The kitchen and breakfast area is a particularly appealing space, offering an excellent range of fitted units complemented by wooden worktops and attractive detailing throughout.
A ceramic Butler-style sink, integrated appliances and ample preparation space make it both practical and visually pleasing. Natural light floods into the room through double doors, enhancing the airy feel of the accommodation.
Leading seamlessly from the kitchen, the lounge provides a cosy yet spacious setting for entertaining or unwinding after a day exploring the Broads and surrounding coastline. Character features continue throughout this space, where exposed brickwork and tasteful décor create a charming backdrop. Double doors open directly onto the private courtyard garden, allowing indoor and outdoor living to blend effortlessly during the warmer months.
Upstairs, the property offers two generously sized double bedrooms, both featuring exposed beams and attractive period detailing. The elevated position provides glimpses of the surrounding rural landscape, adding to the peaceful atmosphere. The bathroom continues the property's characterful theme, incorporating exposed brickwork, vaulted ceilings and quality fittings to create a relaxing and practical space.
Outside, the enclosed courtyard garden is a true highlight. Beautifully private and easy to maintain, it provides an attractive outdoor retreat for morning coffee, al fresco dining or simply enjoying the tranquillity of the surroundings. The garden is bordered by established planting and enclosed by traditional walls and fencing, creating a lovely sense of seclusion. The property also benefits from two allocated parking spaces.
Positioned within one of Norfolk's most sought-after areas, this attractive home enjoys easy access to the waterways, walking routes, wildlife and villages that make the Norfolk Broads such a popular destination. Whether you're seeking a permanent home in a picturesque rural setting or a lock-up-and-leave holiday retreat, this property offers the best of both worlds.
The property is currently operated as a successful holiday let and may be available with furniture included by separate negotiation, offering an attractive turnkey opportunity for prospective investors. The property is currently achieving a gross yield of approximately 8.26%, whilst also being ideally suited as a permanent residence in this highly desirable location.
Agent’s Note
This property will be sold freehold.
Connected to oil-fired central heating, mains water and mains electricity, the property also benefits from a shared on-site sewerage system, for which the current vendors contribute approximately £180 per annum towards maintenance and drainage costs.
Disclaimer
Minors and Brady (M&B) along with their representatives, are not authorised to provide assurances about the property, whether on their own behalf or on behalf of their client. We don’t take responsibility for any statements made in these particulars, which don’t constitute part of any offer or contract. To comply with AML regulations, £52 is charged to each buyer which covers the cost of the digital ID check. It’s recommended to verify leasehold charges provided by the seller through legal representation. All mentioned areas, measurements, and distances are approximate, and the information, including text, photographs, and plans, serves as guidance and may not cover all aspects comprehensively. It shouldn’t be assumed that the property has all necessary planning, building regulations, or other consents. Services, equipment, and facilities haven’t been tested by M&B, and prospective purchasers are advised to verify the information to their satisfaction through inspection or other means.