Horse Yard Barn
Warham • Sleeps 13 • Dogs welcome
Horse Yard Barn is an outstanding barn conversion set on part of the Holkham Estate. It has been thoughtfully designed to provide luxurious modern living while retaining its character with many of the original features. Nestled in the village of Warham, just two miles from the popular town of Wells-next-the-Sea, you are conveniently located close enough to the hustle and bustle of coastal life, while still being able to enjoy the peace and tranquillity that the village affords. Everyone is welcome here, including your pampered pooches, and you are within walking distance of the local pub – what's not to love!
Horse Yard Barn is part of an outstanding conversion of former Grade II listed agricultural buildings on the Holkham Estate, into beautifully crafted country homes. The barns date back to the late 18th/early 19th century and are of brick and flint construction with pantile roofs. Originally, they were a working farmstead consisting of a granary, stables, cow and pig sheds and a threshing barn.
Holkham Estate has partnered up with Bryan Williams, a well-respected barn developer with 30 years proven experience, to convert these traditional buildings into stunning, modern and sustainable living spaces, whilst retaining as many of the traditional features and as much of the historic fabric as possible.
These properties are intrinsic to the Norfolk landscape, so it has been key to the design that local craftsmen and complementary materials have been used, retaining the character and feel of the locality.
As you enter this magnificent barn you are welcomed into the spacious hallway where you will immediately feel at home! This area itself shows off the naturistic theme of the house, with its stone tiled floor, rustic wooden doors, the open wooden staircase, and the lovely animalesque ornaments and furnishings.
Here you will find a desk and stool should you need some workspace, and a separate WC. Set just off the entrance hall there is a separate utility/laundry room with a sink, washing machine, tumble dryer and an overhead laundry rack.
The open plan living area is the social hub of the house and consists of a kitchen, dining area and a lounge area. With large French doors on one side that open to the front of the house, and bi-fold doors on the other side that open onto the patio, this expansive room is filled with natural light. Cleverly positioned in the sideboard unit you will find a large Smart TV enabled with Netflix and full Sky TV (including sports and movies).
The kitchen is very well-equipped with a large cooker and hob, large freestanding fridge/freezer, dishwasher, kettle, toaster and a Nespresso coffee machine. The centre island can be used as a breakfast bar with the stools provided. There is also a separate pantry for storing all of your food and houses the microwave, bread bin and an additional drinks fridge.
The dining area in the centre of the room features a lovely wooden table with a bench and chairs to accommodate all of your guests. The lounge area has a comfy sofa and two leather armchairs centred around the cosy woodburning stove.
Head through to the characterful and bright sitting room is a beautiful space in which the family can relax together! The vaulted ceiling coupled with the large bi-fold doors gives the room an overwhelming sense of spaciousness. In the summer you can open up the doors onto the patio area and enjoy the warm summer breeze, or in the winter months you can light the wood burner, close the curtains and make it a nice warm and cosy space to snuggle in!
There is a large wall-mounted Smart TV with sound bar, which is enabled with Netflix as well as full Sky TV, including Sports and Movies.
See if you can find the secret door that leads to the two ground floor bedrooms!
Bedrooms & Bathrooms
There are 5 charming bedrooms located throughout the property where you can really relax in style!
Bedroom 1: The very spacious master bedroom is filled with natural light and packed with character from the exposed beams, vaulted ceiling and bespoke window shutters. Located on the first floor, this room has been beautifully furnished with a keen eye for detail. Featuring a super king size bed, large wardrobes, chest of drawers, an oversized armchair, a Smart TV and built-in Sonos speakers. There is also an en suite with a walk-in shower with both rain effect and power shower options, a separate bath, twin hand basins, WC and a heated towel rail.
Bedroom 2: Set on the first floor, this sophisticated bedroom is furnished with a 4 posted king size bed, built in wardrobes, a wall mounted Smart TV and an en suite with a large walk-in shower, hand basin, WC and a heated towel rail.
Bedroom 3: Located on the first floor and overlooking the rear of the property, this twin-bedded room can also be zip and linked together to make a super king size bed. This room is furnished with large wardrobes and is the only bedroom serviced by the adjacent family bathroom.
Family Bathroom: featuring a bath with shower over, WC, hand basin and a heated towel rail. You will also find some little rubber ducks to keep you entertained at bath time!
Bedroom 4: This eclectic room is located on the ground floor and exudes elegance. Furnished with a luxurious double bed, large wardrobes and an en suite with a large walk-in shower, WC, hand basin and a heated towel rail.
Bedroom 5: Also, on the ground floor is the bunk room. The bespoke, hand-made bunk beds accommodate up to 5 people with 3 single beds and 1 double bed. Each bed has its own lamps, reading lights and sockets. This room also has its own en suite with a walk-in shower, WC, hand basin and a heated towel rail.
To the rear of the property there is a lovely enclosed garden with a lawn area and a patio where you will find a large gas BBQ, a beautiful al fresco dining set with a concrete resin table, and two sun loungers for soaking up those summer rays! There are also facilities and space for a hot tub should you wish to hire one for the duration of your stay – go on, treat yourself!
If you are heading out to the beach you will find some beach chairs, and folding rugs, along with some spades in the hallway cupboards downstairs if you wish to borrow them. There is also a picnic basket in the pantry that you are free to use, just please return it to its home when you have finished with it.
Please be aware that this property features artificial grass, which is not suitable for dogs to use as a toilet. Horse Yard Barn is surrounded by beautiful countryside for them to enjoy!
In the rear car port, there is an outside tap which is ideal for washing off those sandy pooches after a muddy walk or a trip to the beach.
There are four allocated parking spaces, one in the porch at the front of the property, one in the car port next to the garage at the back of the property, and one in the cart shed adjacent to the barn complex. You can also park one car in front of the garage doors.
Warham is a small village just two miles inland from the popular coastal town of Wells-next-the-Sea and Stiffkey and is set within an Area of Outstanding Natural Beauty.
The village has two large medieval churches, a wonderful public house, The Three Horseshoes which is a 10-minute walk away and does wonderful food and prides itself on its homemade pies. Enjoy the walk back to Horse Yard Barn under the star-lit sky and the sounds of wildlife all around you!
Just south of the village is Warham Camp, a small ancient hill fort earthwork built by the Iceni in the 2nd century BC, known locally as ‘the Danish Camp’.
Wells-next-the-Sea is a small town with a big personality. From the late 16th century up until the early 20th century, it was a major port and still attracts a wide variety of pleasure craft alongside the ?shing ?eet bringing in local crab, whelk and shrimp. The Quay is the focal point of the town dominated by the iconic granary building with its distinctive overhanging gantry.
The town itself, predominantly a Conservation Area, is made up of narrow streets and ‘yards’ leading up from the Quay with many buildings dating back to the early 17th century.
There are good local amenities including schools, doctor and dentist, library, food stores, pubs and restaurants as well as interesting independent boutiques and galleries.
Wells beach has a beautiful array of coloured beach huts and, like neighbouring Holkham beach, is fringed by sand dunes and pinewoods with miles of sand at low tide.
Holkham park is less than 10 minutes away by car, where you will find the magnificent Holkham Hall with its sweeping grounds, free-roaming herds of Fallow Deer, Children’s’ outdoor adventure play area and tree top adventure course, boating lake, courtyard cafe and much more! There is also the Hokham Victoria pub which is a great place to re-fuel after a trip to the beach!
In the other direction is the village of Binham, where you will find the historic Binham Priory and Abbey Farm Dairy, where you can buy fresh raw milk as well as local cheeses and butter!
This beautiful part of the world o?ers many leisure pursuits including wonderful coastal walks, cycling, kite surfing, sailing, golf and birdwatching.
At a glance
Master Super King En Suite Bedroom
King En Suite Bedroom
Twin (Zip and Link) Bedroom
First Floor Family Bathroom
Ground Floor Double En Suite Bedroom
Ground Floor Bunk Room with 3 Singles & 1 Double, complete with En Suite Shower.
Luxury Bathroom Suites
4 Netflix Enabled Smart TV’s
Full Sky TV inc. Sports & Movies
Built in Sonos System
Enclosed Rear Garden
2 Wood Burners
Basket of Logs (starter pack provided Oct– Mar)
Off-Road Parking with 4 Allocated Spaces
Accepts Hot Tubs
Complimentary Barefoot Welcome Pack
Bathrobes and Slippers
Towels and Linens
Arrival Day: Friday
Arrival Time: 4pm
Departure Time: 10am
7/14 night stays and 3 night short breaks start on a Friday 4 night short breaks start on a Monday
Short breaks are priced at 80% of full-week price. Alternative start days may be possible outside peak weeks.
|Dates||7 night price||Short breaks*|
|3rd April 2020 → 23rd April 2020||£3300|
|24th April 2020 → 30th April 2020||£2250||£2000|
|1st May 2020 → 7th May 2020||£2500||£2000|
|8th May 2020 → 14th May 2020||£2950||£2360|
|15th May 2020 → 21st May 2020||£2500||£2000|
|22nd May 2020 → 28th May 2020||£3850||£3080|
|29th May 2020 → 25th June 2020||£2950||£2360|
|26th June 2020 → 2nd July 2020||£3300|
|3rd July 2020 → 16th July 2020||£3600|
|17th July 2020 → 27th August 2020||£3850|
|28th August 2020 → 3rd September 2020||£3300|
|4th September 2020 → 24th September 2020||£2750|
|25th September 2020 → 15th October 2020||£2250||£2000|
|16th October 2020 → 29th October 2020||£2950|
|30th October 2020 → 20th December 2020||£2000||£2000|
|21st December 2020 → 3rd January 2021||£3850|
|4th January 2021 → 11th February 2021||£2100||£1680|
|Later dates||Please contact us for details|
|Rates shown do not include £20 booking fee.||*available outside peak weeks|