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Station Road, Roydon, Kings Lynn, Norfolk, PE32

££875,000 Guide

4 Bedroom Detached House Under Offer

Willow Barn is an impressive four bedroom barn style property with an abundance of character, offering more than first meets the eye in enviable village location. The property also benefits from a versatile detached outbuilding, all within grounds extending to approximately 4.5 acres (stms).

The carrstone and green oak finish are notably attractive external features to Willow Barn, and on entering the home the exposed brick and flint, fuses with stone flooring. Ceiling height windows flood the entrance with natural light that accentuates the textures.

As one would hope from a Norfolk Barn, the main open-plan area incorporates the kitchen, dining and living rooms which are spacious whilst remaining comfortable and welcoming. Focus is naturally drawn towards the gable end with floor to ceiling windows, bi-fold doors to the rear covered terrace and an impressive feature fireplace with log burner, making the space ideal for entertaining. The exquisite bespoke fitted kitchen includes an integrated fridge, freezer and dishwasher but also enjoys the delights of a walk-in pantry and sizeable kitchen island, with dual sinks and further storage.

To the opposite end of Willow Barn are two further reception rooms, one providing excellent space for a multitude of uses, including the much sought-after home office, the other is a cosy snug offering a peaceful retreat and featuring its own contemporary log burner. 

Concluding the ground floor is a good-sized utility with stable door access to the rear and the wet room with rain head shower - perfect for de-kitting after adventures exploring the great outdoors!

On the first floor are three well-proportioned double bedrooms, two with built-in wardrobes and one with its own en-suite shower room, all of which have use of the generous family bathroom with a free-standing contemporary bath and walk-in shower. All rooms are wrapped around a central galleried landing that overlooks the fabulous aforementioned entrance hall.

Sitting proudly on the second floor is an inspiring principal suite with its own walk-in dressing room and en-suite with dual sinks and free-standing bath - the eye is once again drawn to the vistas framed by yet more beautiful floor to ceiling windows.

Proceeding outside, the space is cleverly divided with a covered terrace area providing an ideal spot for alfresco dining and general merriment, this gives way to a lawned area served by a further covered entertainment zone, great for serving refreshments or as is currently utilised housing the hot tub. A subtle fence provides privacy for a very useful detached outbuilding, that the current vendors name Willow Lodge. This is a contemporary although characterful space, which provides views over the land beyond. Offering a traditional combination of brick and oak and bordered by colourful foliage, this separate outbuilding sits sympathetically within its surroundings.

The quality of finish throughout Willow Barn is nothing short of exemplary and must be seen to be fully appreciated.  

ROYDON Roydon is a small village to the east of King's Lynn sitting adjacent to Roydon Common National Nature Reserve. Roydon is ideally located, 5 miles from the Sandringham Estate, 10 miles from the nearest beach and six miles from the main town of King's Lynn, with its wide range of shops, superstores and other amenities. King's Lynn has a main line rail link via Cambridge to London King's Cross - 1hour 45 min.

COUNCIL TAX Band F for both main house and outbuilding.

SERVICES CONNECTED Mains water, electricity and drainage and air source heat pump for Willow Barn. Willow Barn also utilises a heat recovery unit.
Calor Gas is available for the outbuilding, Willow Lodge.

ENERGY EFFICIENCY RATING Willow Barn: D. Ref:- 2274-3008-0303-3259-3200
Willow Lodge: C. Ref:- 9068-7995-7319-6718-4940
To retrieve the Energy Performance Certificates for this property please visit and enter in the reference numbers above. Alternatively, the full certificates can be obtained through Sowerbys.


AGENT'S NOTES There are covenants that apply to a portion of the plot - for further information, please speak with one of our agents.




No EPC available for this property

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Office Details

Kings Lynn
1 King Street
King's Lynn
PE30 1ET

01553 766741

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