Kempstone Manor Farm | Barefoot Retreats
01485 512245

Kempstone Manor Farm

Litcham, Norfolk, UK
Sleeps 15 | Bedrooms 7 | Bathrooms 3 | Maximum 2 Dogs
Set inside 40 acres of grounds, surrounded by 800 acres of farmlands, this 7-9 bedroom retreat is an Aladdin's cave of memories waiting to happen: morning swims in the indoor pool, long lunches by the lawn and tennis tournaments backed by 800 acres of farmland. Welcome to Kempstone Manor Farm.
Key Features


Kempstone Manor Farm is a picturesque estate where the property is set centrally in grounds of 40 acres, surrounded by 800 acres of farmland. The farmhouse is a particularly attractive Georgian property dating from 1794 with later alterations and additions in the 19th century and most recently by the current owners. There are fine views over the surrounding farmland in an area of Norfolk that remains particularly unspoilt and rural.

When arriving at Kempstone Manor Farm up the long private drive, you really do feel as though you are in a private domain. The house sits so well, centrally in the middle of its land and the property has everything with a separate 2 bedroom barn conversion, beautifully restored farm buildings, formal gardens, pasture, woodland, tennis court, gym, and indoor swimming pool complex. Please note that due to the rural nature of this property, inclement weather can affect the efficiency and availability of WiFi at the property. While this very rarely occurs, if it does happen then there is a good 4G signal to use instead.

*Please note that Kempstone Manor Farm Terms & Conditions differ to our normal Terms in that guests are required to pay 50% deposit to confirm a booking, unless within 12 weeks, whereby they will be required to pay for the holiday in full*


The property is very well-appointed, and you will not want for anything while you are staying here! With interesting furnishings throughout paying homage to the owners’ African heritage and artwork aplenty, this property is full of charm and character. There really is no better place in which to bring your family and friends together for a truly unforgettable experience!


Set in 40 acres of land, the grounds are made up of a mixture of formal gardens, pasture and woodland. To the South of the house there is an area of parkland and meadow bordered by estate fencing and this area has been planted as a wildflower meadow. It is bounded by woodland to the West and hedged along the boundaries with fine views over the surrounding farmland.

The formal gardens are arranged as follows: immediately to the South of the house there is an area of walled garden laid to lawn with gravelled paths bordered by clipped box hedging. The main garden is situated to the East of the house and has large areas laid to lawn with mixed shrub and herbaceous beds and a variety of ornamental shrubs and trees. There is a South-facing conservatory and French windows from this and the breakfast room lead onto a large stone paved terrace, with shallow steps leading up to the formal lawned garden. On this terrace there is a BBQ and a large table and chairs providing al fresco dining on warm summer days.

Situated to the North there is an area of orchard and flowering cherries with a willow arch leading to the hard tennis court and pavilion. To the North West of the house there is an orchard with a great variety of productive fruit trees under planted with spring bulbs and box hedging. The gardens contain some magnificent mature trees including beech, lime and oak. To the West of the main formal gardens there is a further area of woodland garden with a pond and a variety of ornamental trees including a good selection of Japanese maples. This area is under planted with spring bulbs with a central wrought iron domed pergola trained with climbing roses. This area has an abundance of wildlife with resident nesting ducks so please keep any dogs out of this area and keep the gates shut at all times.

Also, to the South of the property there is an expansive wildflower meadow with pathways cut into it. On a fair day, you can stroll across here with your drinks and sit by the tree lined pond where you will have the best view of the stunning sunsets!

In the external restored barns, you will find the gym which is very well-equipped for the fitness fanatics! Complete with a mirrored wall, TV screen, rowing machine, cross trainer, and exercise bike, there is no excuse to fall out of shape on this holiday! There is also a selection of skipping ropes, resistance bands, gym balls and yoga mats available to use. Please note that the gym is only to be used by guests 18 years of age and over and the equipment is used at your own risk.

Please be aware that there are three open ponds on site so children and dogs must be supervised at all times.

Key Features

Up to 15 guests - Maximum 12 adults

Sleeps 15 in the Main House (max 12 adults and 3 children)
Prices from £15,000
Dates by Prior Arrangement
7 Bedrooms
1 En Suite
2 Family Bathrooms
3 Separate WC’s

Little Barn available by Prior Arrangement
Room Descriptions

Entrance Hall

Immediate entry to the property is on the west side of the property where you will step into the porch before moving through into the spacious entrance hall, where you will find plenty of coat storage and a ground floor WC.

Boot Room

At the end of the entrance hall there is a large boot room offering ample space to store your boots and shoes as well as any extra coats and jackets. There is also an additional fridge/freezer here for you to use.


Also known as “The Blue Room” for obvious reasons! This cosy room is perfect for anyone wanting to break away and enjoy some quiet reading time or watch an epic film on the large smart TV with soundbar. There is also a desk with a chair and Mac computer available for you to use on a guest profile for anyone who must conduct any work during their stay.

Snug/TV Room

The African themed snug/TV room is a lovely place to relax whatever the season. In the warmer months you can open the French doors onto the paved terrace, or in the cooler months you can sink into the sofa and snuggle in front of the roaring wood burner while enjoying your favourite Netflix series on the large Smart TV. There is also a DVD player and selection of DVD's available.

Kitchen & Breakfast Room

The traditional farmhouse style kitchen is in keeping with the property and its surroundings. It is very well-equipped with everything you will need during your stay, including an AGA, separate electric oven and ceramic hob, double ceramic sink, dishwasher, a large fridge, and a Nespresso machine.

Adjoining the kitchen there is a breakfast room complete with an informal dining table seating up to 10 guests. With stunning views over the manicured garden this is the ideal place to enjoy your morning coffee and breakfast! In the warmer months you can also open the French doors onto the rear patio and al fresco dining area to unify the two spaces.

There is also a separate utility/laundry room where you will find an additional integrated fridge, washing machine, tumble dryer and a ceramic butler sink.

Drawing Room

With dual aspect views to the front and side of the property, the lovely light drawing room is a great place to kick back and relax in style. Furnished with 2 large sofas and 2 armchairs, here you can gather your party in comfort and spend some quality time together. There is also an open fireplace which you are welcome to use in the winter months that really adds to the ambience of this room.

Dining Room

The formal dining room overlooks the beautifully manicured front garden and is the perfect place to entertain with a dinner party and come together for a family celebration. The grand marble fireplace surround is a real feature in this room while the large wooden dining table can comfortably seat 12 guests and more if required.


The stunning south facing conservatory is certainly the warmest room in the house and likely to be where you will spend a lot of your time while staying here – and why not! With panoramic views of the beautiful, manicured grounds you can just sink into the sofas and while away the hours enjoying the peace and tranquillity afforded by this country retreat. If you are lucky, you might even get to see the resident sparrowhawk swooping across the garden as well as an abundance of other wildlife and birds of prey.

Bedrooms & Bathrooms

Head up to the first floor where you will find 7 traditional farmhouse bedrooms.

Bedroom 1

The master bedroom offers an abundance of space and views over the manicured gardens and surrounding grounds. Furnished with a super king size bed, plenty of storage in the built-in wardrobes and drawers, a large full-length mirror and relaxed seating options. This room also has its own en suite with a large walk-in shower, twin sinks, WC and a heated towel radiator.

Bedroom 2

Overlooking the front garden and surrounding meadows, this room is furnished with a double bed and a large freestanding chest of drawers.

Bedroom 3

With views over the front garden and surrounding meadows, this spacious bedroom offers a super king size bed, built-in wardrobes and drawers and relaxed seating.

Family Bathroom

With eye-catching pink floral wallpaper, this bathroom really stands out! With a traditional roll-top bath, separate corner shower, hand basin, WC and heated towel radiator.

Bedroom 4

Overlooking the surrounding barns, this room offers ample space and provides a double bed, built-in wardrobe, freestanding chest of drawers and a built-in desk/dressing table with a chair and mirror. This room also has an adjoining door with bedroom 5.

Bedroom 5

Overlooking the surrounding barns, this spacious bedroom offers a super king size bed, built-in wardrobes, bench seating and a built-in desk/dressing table. This room also has an adjoining door with bedroom 4.

Bedroom 6

Perfect for the children in the party, this triple room is equipped with a bunk bed and a separate single bed. There is also a children’s desk with a selection of books and toys available.

Family Shower room

With contemporary grey styling this room offers a corner shower, hand basin, WC and a heated towel radiator.

Bedroom 7

This twin-bedded room offers 2 single beds and a built-in wardrobe with plenty of hanging space and shelving.

There are also 2 additional ground floor WC’s.

Indoor Swimming Pool Complex

Head through the boot room and you will find the amazing indoor swimming pool complex, all for your private use! On your way to the pool, you will pass a changing room, separate WC, and the steam room and walk-in shower.

The pool itself is heated and the room has a climate-controlled heating system, keeping it at an ambient temperature. The pool has stepped entry into the shallow end with rails around the inside edge of the pool. There is a selection of loungers and seating around the poolside where you can relax after a few lengths! There is also a selection of French doors around the pool that can be opened to access the adjacent paved courtyard with relaxed outdoor seating.

Little Barn

The 2 bedroom barn conversion is set across the driveway away from the main residence. Sleeping up to 4 guests, this converted barn has been beautifully restored and renovated to a high standard to combine modern living with original features and characterful charm. Offering an open plan living area with a fully equipped kitchen, dining area, and lounge with a wood burning stove, master bedroom with super king size bed and an in-room roll top bath, twin bedroom and 2 contemporary shower rooms.

Please note that Little Barn is available as a separate entity, and may be occupied during your time at Kempstone Manor Farm. Little Barn guests do not have any access to the house facilities or grounds, unless you have added this to your booking for Kempstone Manor itself.

Property Includes
  • Dog Friendly - Maximum 2 Dogs
  • Child Friendly
  • Log Burner / Open Fire
  • Ground Floor Shower Room
  • Off Road Parking - Ample Off Road Parking
  • Big and Beautiful
  • Tennis Court
  • Swimming Pool
  • Indoor Swimming Pool Complex
  • Steam Room
  • Gym
  • Panoramic Countryside Views
  • Al Fresco Dining Area
  • Additional 2 Bedroom Cottage Available as Extra
  • Wi-Fi 
Property Excludes
Hot Tub Hire
Pets Welcome
Arrivals & Departures
Arrival Day: Any day except Sundays.
Arrival Time: 4pm
Departure Time: 10am
Additional Extras
  • Complimentary Barefoot Welcome Hamper
  • Noble Isle toiletries
  • Adult Bathrobes and Slippers
  • Fluffy Towels and Luxury Linens
  • Basket of Logs (starter bag provided October – March)


Price text required here

Weekly Prices
7 Night Price
Short Breaks*
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Later dates Please contact us for details
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Note: Up to 15 guests - Maximum 12 adults
Maximum number of adults and children is 15
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Staying at
Kempstone Manor Farm

Quick guide to your location

Situated in an unspoilt rural position surrounded by farmland you are located about a mile from the village of Litcham, a picturesque and traditional village, which still retains many amenities including a pub, butcher’s shop, Post Office/village stores and a school. The market towns of Swaffham, Dereham and Fakenham are each about 9 miles whilst the coast at Wells-next-the Sea is about 19 miles to the North.
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We all enjoyed our week at Kempstone Manor Farm very much indeed. It’s a wonderfully comfortable house to be in and the swimming pool and tennis court are fabulous additions, especially for the children. We didn’t go anywhere else, except to spend a day with relations in Holt. Even a beach wasn’t requested! It was voted the best holiday so you can see how much we enjoyed being there and the rather grey weather didn’t matter a scrap. When we arrived the house was very well cleaned and prepared and we were grateful for everything that was provided to make it such a comfortable and enjoyable holiday.


'Our family of 13 here thoroughly enjoyed this wonderful family home, Good weather - lots to do.'


'Lovely location, great for kids.'


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