Frogge Lane, Great Hautbois

Offers in Excess of £325,000

In Summary

Status: Completed
Location: Broadland

Property Type:

3 Bedrooms
3 Reception Rooms
2 Bathrooms


No onward chain • Three bedroom chalet • Requires renovation • Huge scope for improvement • Generous plot • Desirable rural location • Opposite village pond

We’re delighted to present this truly individual Norfolk property, in a sheltered location opposite the duck pond in the hamlet of Gt. Hautbois, just outside Coltishall.

This property is largely unaltered since its construction in the late 1960’s, and is packed with potential for improvement and renovation to create a stunning individual home.

If you’re looking for a property where you can really make your mark, this could be the one for you. Little Acre, as the property is named, is already an individually-designed chalet bungalow with several striking design features, and is ripe for refurbishment to create a unique dwelling.

As you approach the property. the steeply-pitched roof of this home is just visible over the mature hedging which screens this property from the lane. A gateway opens into a generous shingled driveway with parking for several vehicles and access to the double garage, whilst a small, paved area adjacent to the South-facing front elevation provides a perfect sun trap, sheltered by the deep eaves of this characterful building.

The distinctive design continues within the property, which has remained largely unchanged since the late 1960’s. There is a feeling of mid-century openness in this home. A broken-plan layout sees the living area, dining area and kitchen separated by slim partition walls and room dividers, and this is enhanced by the galleried bedroom on the first floor, which overlooks the vaulted ceiling of the main living area. Decoratively, the characteristic colours and finishes of the 60’s remain, whilst the original electric heating system is also installed in the principal rooms.

A more modern flat-roofed family room extends the property to the side of the ground floor, and there is access to the rear garden from this room, the living room and the utility room. The ground floor bedroom has most recently been used as a study, and benefits from an adjacent shower room.

On the first floor, two bedrooms and a bathroom complete the accommodation, and there is also an eaves storage space.

The property has been unoccupied for some time and requires complete renovation to fulfil its potential.  There is scope for extension, subject to the relevant planning consents being obtained, and this is evidenced by the neighbouring properties which are clustered around the common in this small hamlet.

Properties in Great Hautbois seldom come to market, and viewing is highly recommended to appreciate the location and potential of this individual home.

Tenure: Freehold

Council Tax Rating: D

Great Hautbois (pronounced Hobbis) is a hamlet approximately half a mile from the village of Coltishall. The name translates to “High Woods” in English, and the hamlet is mentioned in the Domesday Book, and was once the head of navigation on the River Bure, and home to a medieval castle.

The river trade and the castle are long gone, but Great Hautbois is still a well-connected location for those seeking a slower pace of life. If country walks are your thing, a network of quiet lanes are easily accessible, and the Bure Valley Railway, a miniature railway with a direct route between the market town of Aylsham and the Broads capital of Wroxham, runs adjacent to Hautbois Common and has a footpath and cycle path running along its length for completely traffic-free journeys.

The River Bure is accessible at nearby Mayton Bridge, ideal for canoeists or paddleboarders wishing to travel upriver to Buxton or downriver to Coltishall and the Broads beyond.

This individual home is within walking distance of the amenities of Coltishall, which include an OFSTED Excellent primary school, medical centre, pharmacy, butchers, greengrocer, art gallery, convenience stores and hair & beauty salons, as well as three public houses, takeaways and boutique hotel and spa.  

Situated alongside the River Bure at the gateway to the Norfolk Broads National Park, and just 30 minutes from the wide skies and open beaches of the Norfolk Coast, Coltishall is seven miles from the centre of cosmopolitan Norwich, with its international airport and direct rail service to London Liverpool Street in 90 minutes. 

Entrance Porch

Half-glazed wooden door to front aspect, vaulted wood-panelled ceiling, ceramic tiled floor, wall-mounted electric tube heater, folding door to utility room, door to:

Inner Hallway

Textured ceiling, smoke alarm, carpet tiles, doors to:

Shower Room

Textured ceiling, window overlooking utility room, built-in shower cubicle with mixer shower over, W.C., wall-mounted sink, carpet tiles, electric towel rail.

Study / Bedroom Three

Smooth plastered ceiling, window to rear aspect, range of fitted storage units, carpet tiles.


Window to front aspect, textured ceiling, Range of original fitted units incorporating twin bowl sink with waste disposal, solid plate electric hob with extractor fan, built-in double oven, space for dishwasher, carpet tiles. Fitted storage room divider with opening to:

Dining Room

Picture window to front aspect, textured ceiling, carpet tiles, door to family room, opening to:

Living Room

Vaulted wood-panelled ceiling, picture window to rear aspect with glazed door to rear garden, wood-burning stove, wall-mounted heater. Staircase to first floor.

Family Room

Dual aspect room with picture window to front and picture window and glazed door to rear. Wood panelled ceiling, wall-mounted heater, carpet tiles.

Utility Room

Half-glazed wooden door to rear aspect, vaulted wooden ceiling with Velux window to rear aspect, fitted units incorporating stainless steel sink and drainer, space for washing machine and tumble dryer. Ceramic tiled floor, wall-mounted electric heater


First floor landing

Textured ceiling, carpet, wall-mounted electric heater. Airing cupboard with hot water cylinder. Doors to:

Bedroom One

Galleried bedroom with wooden balustrade overlooking living room. Textured ceiling, window to side aspect*, carpet. Built-in wardrobe with sliding doors, electric wall-mounted heater.

Bedroom Two

Textured ceiling, window to side aspect, fitted vanity unit incorporating sink and storage, carpets, wall-mounted electric heater.


Papered ceiling, window to side aspect, accessible walk-in bath, vanity unit with sink, W.C., heated towel rail, carpet.

Eaves Storage

Reduced head height throughout, light.

* Agent’s Note

The window of bedroom one is sized to allow access to the flat roof of the Family Room, which has been fitted with a timber balustrade for use as a balcony/sun terrace. We are advised that the roof structure was not designed for this purpose and consequently will not be permitting access to this area when viewing the property.


To the front of the property, the garden is predominantly shingled with mature trees screening the property from the roadway. There is parking for several vehicles and access to a garage block comprising:


Up and over garage door, light and power.


Up and over garage door, window overlooking workshop, light and power.


Polycarbonate roof, window and half-glazed exterior door to front aspect, carpet. Door to:


Stainless steel sink and drainer with wall-mounted water heater.

To the rear of the property, there is a small, paved patio area accessible from the Family Room, Living Room and Utility Room. Steps lead up to a lawned area which also contains a greenhouse, timber summer house and cold frame. There are well-stocked borders and mature fruit trees.

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