Oak Tree Barns Water Lane, Great And Little Plumstead

Barn-scale living with contemporary comfort in an exclusive Norfolk setting. Occupying an enviable position within a select barn conversion development, this exceptional residence extends to approximately 2,460 sq. ft. of beautifully presented single-storey accommodation, combining striking vaulted ceilings, character features and generous proportions throughout. At its heart is an impressive open-plan living space designed for modern family life and entertaining, complemented by five spacious bedrooms, a dedicated home office and three bathrooms, including facilities within the versatile detached garage/studio. Outside, south-facing gardens provide a private and tranquil setting, while the substantial studio offers endless possibilities for home working, creative pursuits or guest accommodation. Further enhanced by planning permission for future improvements, this is a rare opportunity to acquire a highly adaptable home offering both immediate comfort and exciting scope for the future.
The Location
Situated within a quiet and well-established residential development in the popular village of Little Plumstead, this property offers the perfect balance of peaceful village life and everyday convenience. The village enjoys a friendly community feel and benefits from a range of local amenities, including the much-loved Walled Garden Community Shop and Café, a popular meeting place for residents, along with a well-regarded primary school, making the area particularly appealing to small families.
Little Plumstead is surrounded by attractive Norfolk countryside yet remains exceptionally well connected. Easy access to the Northern Distributor Road (NDR) provides convenient routes to Norwich, Broadland Business Park, the A47 and beyond, making it an excellent choice for commuters.
The neighbouring villages of Rackheath, Blofield Heath, Brundall and Thorpe End offer an excellent range of additional amenities, including supermarkets, healthcare facilities, pubs and independent businesses. The area is well served by a selection of popular local eateries, including The Sole & Heel in Rackheath, known for its welcoming atmosphere and quality dining, The King's Head in Blofield, a favourite destination for a traditional roast dinner and relaxed village pub experience, and The Stag at Salhouse, renowned for its excellent food, stylish setting and popular seasonal menus.
For those who enjoy spending time outdoors, Whitlingham Country Park is just a short drive away, offering picturesque lakeside walks, cycling routes, watersports and open green spaces to explore throughout the year. The village is also well positioned for exploring the Norfolk Broads, with a number of waterside villages and beauty spots within easy reach, while the county's renowned coastline can be enjoyed on day trips further afield. Norwich city centre is also within easy reach, providing an extensive choice of shopping, dining, cultural attractions and rail links, ensuring residents can enjoy village living without feeling isolated from city amenities.
Oak Tree Barns, Little Plumstead
Occupying an enviable position within an exclusive barn conversion setting, this exceptional single-storey residence offers approximately 2,460 sq. ft. of beautifully arranged accommodation, combining the character and proportions expected of a converted barn with the practicality of modern-day living. Thoughtfully designed throughout, the property provides spacious and versatile accommodation all on one level, making it an attractive proposition for families, downsizers seeking accessible living, or those simply looking for generous room proportions in a peaceful setting.
At the heart of the home lies a truly impressive open-plan living space, creating a wonderful hub for everyday life and entertaining alike. Enhanced by vaulted ceilings and an abundance of natural light, the room offers a remarkable sense of space and volume, with ample room for seating, dining and social gatherings. The adjoining kitchen is ideally placed to serve the main reception area, creating a seamless flow throughout the principal living accommodation.
One of the defining features of the property is the exceptional footprint on offer. A lengthy central hallway links the accommodation, creating a clear separation between living and sleeping areas whilst enhancing the feeling of space throughout. Beautiful wooden flooring and vaulted ceilings further contribute to the property's distinctive character and welcoming atmosphere.
The bedroom accommodation is equally impressive, comprising five generously proportioned bedrooms, offering flexibility for growing families, visiting guests, multi-generational living or those requiring hobby rooms and additional workspace. The principal bedroom benefits from fitted storage and its own en-suite facilities, while the remaining bedrooms are served by a well-appointed family bathroom. In addition, the detached Garage/Studio benefits from its own bathroom, bringing the total number of bathrooms within the property to three. Built-in storage solutions throughout the home help maximise practicality and everyday convenience.
Complementing the bedroom accommodation is a dedicated home office, providing an ideal environment for remote working, studying or operating a business from home. With demand for flexible working arrangements continuing to grow, this additional room offers valuable versatility without compromising the bedroom count.
Externally, the property continues to impress. The south-facing gardens have been designed to provide a private and sheltered outdoor setting, enjoying sunshine throughout much of the day. Predominantly laid to lawn and complemented by attractive seating areas, the garden offers excellent space for outdoor entertaining, family gatherings, children's play or simply relaxing in peaceful surroundings. Mature planting and established boundaries help create a secluded feel rarely found in modern homes.
Further enhancing the property's appeal is the detached garage/studio, which has been fully converted to provide a highly versatile and substantial additional space. Enjoying its own private lawned garden area surrounded by woodland, the studio offers excellent potential for a variety of uses, including a home office, creative workspace, gym, guest accommodation or hobby room.
Internally, it is finished with walnut-effect laminate flooring, air conditioning, dimmable ceiling spotlights and a dedicated studio bathroom, creating a comfortable and functional environment throughout. The loft area has also been fully boarded, providing valuable additional storage space.
Additionally, the property benefits from planning permission already granted for significant further enhancements, including alterations to the front elevation and roof height, additional roof windows to the principal bedroom and kitchen, and the installation of bi-fold doors from the kitchen, providing future owners with exciting opportunities to tailor the home to their own requirements.
Offering substantial single-storey accommodation extending to approximately 2,460 sq. ft., impressive open-plan living, five bedrooms, a dedicated home office, detached double garage and beautifully maintained south-facing gardens, this outstanding barn conversion presents a rare opportunity to acquire a spacious and highly versatile home in a sought-after Norfolk location.
Agent’s Note
This property will be sold freehold and connected to mains water, electricity and drainage.
Please note that permitted development rights have been removed due to the property's status as an agricultural building of interest. Oak Tree Barns comprises the former hay barn and adjoining cowsheds, and any future alterations or development may be subject to the necessary planning consents and restrictions.
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.