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Woodlands Way, Horning

£775,000 | 4 Bedroom | Detached Riverside House

Call 01603 782053 or email for more details on this property
An award winning riverside house with a substantial wet boatshed, main river frontage to the River Bure and a 44 metre mooring dock. Thatch Croft offers an idyllic riverside garden where you can enjoy the bustling river scene and one of the finest river views in Horning. The house is set back at the end of the mooring dock providing an unusual degree of privacy and the accommodation which is on the first floor comprises a lovely open-plan reception room opening to a balcony, four bedrooms (master en-suite) and family bathroom. On the second floor there is an impressive loft room with scope for further development if required, subject to the necessary consents. The double garage and generous parking are rare features for a riverside home in Horning and add greatly to the appeal of this delightful, well cared-for home.


RECEPTION HALL Door to garage. Staircase to first floor.

DOUBLE GARAGE 16' 4" x 16' (4.98m x 4.88m) Two up-and-over doors, power and light. Connecting door to the boat house.


BATHROOM Panelled bath, tiled shower cubicle, WC and pedestal wash basin.

KITCHEN/BREAKFAST ROOM 13' x 12' 8" (3.96m x 3.86m) A range of fitted base and wall units. Integrated fridge and freezer. Space for washing machine and dishwasher.

SITTING/DINING ROOM 24' 1" x 12' 1" (7.34m x 3.68m) French doors to the balcony.

BALCONY 24' x 6' (7.32m x 1.83m) Impressive view over the mooring dock and River Bure.


BEDROOM 13' 4" x 12' 1" (4.06m x 3.68m) Built-in wardrobes. Eaves storage cupboard.

EN-SUITE SHOWER ROOM Tiled shower cubicle, WC and vanity unit with inset wash basin.

BEDROOM TWO 12' 1" x 10' 2" (3.68m x 3.1m) Built-in double wardrobe. Vanity unit with inset wash basin.

WC WC and pedestal wash basin.

BEDROOM THREE 11' max, 9' to face of wardrobe x 10' 7" (3.35m max, 2.74m min to face of wardrobe x 3.23m) Built-in double wardrobe. Vanity unit with inset wash basin.

BEDROOM FOUR 11' 10" max, 9' 9" from face of wardrobes x 10' 7" (3.61m max, 2.97m from face of wardrobes x 3.23m) Built-in wardrobe and built-in storage cupboard.

From the sitting room a door leads to a staircase to the second floor.

SECOND FLOOR 54' 6" x 12' 1" to vertical studwork (16.61m x 3.68m to vertical studwork) Currently boarded and used as storage space. Window with an impressive view over the mooring dock and river.

OUTSIDE At the front of the property there is a hard standing and parking area, with space for five vehicles, and a ramp leads to the DOUBLE GARAGE. The integral WET BOAT SHED measures 18 metres to the edge of the balcony x 6.3 metres. The boat shed has quay headed moorings and a walkway on three sides; power and light with shore power connecting sockets. Door to WC. Outside the boat shed there are quay headed moorings on both sides of the mooring dock. From the edge of the balcony overhanging the boat shed, to the main river frontage, measures 44.6 metres, and the mooring dock is 6.3 metres wide. The riverside garden offers stunning views towards Horning Sailing Club and The Swan Public House in one direction, and towards Black Horse Broad in the opposite direction. The main river quay heading measures 10.06 metres and there is a timber and thatched SUMMER HOUSE, 6' 7" x 6' 10", which is in an idyllic position to sit and take in the riverside activity.

SERVICES Mains electricity connected. Water supplied from bore hole. Mains drains (via pump). Electric panel heating


ROAD MAINTENANCE CHARGES 1 South Quays for 2019 £250.00pa
2 Woodlands Way for 2019 £300.00pa

Plus an extra £300.00pa for Woodlands Way if the property is used as a holiday let.

LOCATION Thatch Croft is situated next to South Quays Marina. Horning offers an excellent range of amenities including three riverside public house/restaurants, village hall, Post Office, butcher's, general stores/newsagents, an excellent delicatessen café, primary school, Parish church and a wide range of boatyard and mooring facilities.

DIRECTIONS From Wroxham take the Horning and Ludham road and pass through the hamlet of Hoveton St John. Just before Horning village take the right hand turning into South Quays Lane and continue as far as South Quays Marina. Just before the marina turn right into Woodlands Way and continue over the speed bumps. Turn right and Thatch Croft is the first property on the left hand side.

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Based on not being a first time buyer, and a purchase price of £250,000, the stamp duty payable would be:


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