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Elm Tree Farm, Ashwicken

Elm Tree Farm

Leziate Drove


King's Lynn


PE32 1LU


  •      102 acres of common land with the right to graze cattle and harvest timber 

  •      34 acres of permanent pasture with post and rail fenced paddocks that adjoin the farmhouse

  •      Detached 5 bedroomed carrstone sipps and natural stone-faced farmhouse 

  •      A private tree lined drive leading to the farmhouse, yard, 4 garages & workshop with loft conversion above and traditional barn 

  •      Poles barns and stockyard

  •      Solar panels on the main barn complex generating an annual income



  •      5 bedrooms 

  •      Master bedroom with ensuite dressing room & bathroom

  •      Entrance Hall 

  •      Utility/ boot room

  •      Sitting Room

  •      Office

  •      Snug room 

  •      Sun room 

  •      Dining room/hall 

  •      Kitchen 

  •      Cloakroom/ Washroom 

  •      Gun room & pantry

  •      4 Garages with workshops

  •      Barn complex with loft above 


Elm Tree Farm is located on Leziate Fen near the desirable village of Ashwicken.
Ashwicken is a sought after semi-rural village approximately four miles east of King's Lynn with a Primary School recently rated 'good' by Ofsted (March 2017). The neighbouring village of Gayton 2.5 miles away offers the nearest facilities including a public house serving food, a filling station with post office and shop, hairdressers, church, a butcher's shop and a village hall. The market town of King's Lynn offers a wider range of educational, leisure and shopping facilities. There is a main line rail link to London King's Cross in 1hr 40mins.


Within easy commuting distances of King’s Lynn, Downham Market, Swaffham and Marham, this idyllic farmhouse has recently been extended and modernised. The property is on the edge of the village adjoining Ashwicken and Pott Row. This beautiful farm comprises of approximately 44 acres of permanent pasture and 104 acres of common right grazing land immediately adjoining the 5-bedroomed carstone sipp faced farmhouse that provides up to 1214.8sqft (112.8sqm) of accommodation with a separate brick-built barn complex including traditional barn 4 garages, workshops, secure stores, two addition car ports with a large loft above. The barn benefits from solar panels installed on the roof.

Ground Floor Accommodation 
Entrance Hall 

Front porch with half-moon window over the front door leading to a spacious entrance hallway/ dining hall, 

Dining Hall
14’6” x 12’10”
The dining hall is south facing with stairs leading to the first-floor accommodation, with openings to kitchen, snug, study/office and sitting room.

16’0” x 9’11”
Kitchen solid oak units under marble tops with many original features, cooker and white goods incorporated into the units, door leading to rear utility room and pantry. 

Utility Room
15’11” x 9’11”
An array of built-in fitted cupboards washbasin under window overlooking rear garden, oiled fired boiler with door lead to the rear entrance hall and W.C. a further door leading to the second utility gunroom and pantry

Utility Room 2 
8’10” x 4’5”
Fitted units under worktop, electric cooker, door leading to the gunroom

7’11” x 4’0”
Worktop with fitted cupboards under and a 10 gun secure gun cabinet with door leading the pantry

8’11” x 7’4” 
Provides plenty of storage with fitted shelving and window overlooking rear garden

Garden Room 
14’5” x 12’
Glazed French Doors leading out to south garden and south facing windows to front, radiators and pendant lights with Velux roof lights creating a light and airing room. 

Snug / Family room
14’11” x 12’10”
A warm cosy room with open fireplace under stairs cupboard double glazed window overlooking front garden. 

Office / Study
14’9” x 6’11”
French doors leading to front garden and window overlooking the garden to the east. 

Sitting Room 
20’9” x 14’9”
A spacious room with a large beamed inglenook fireplace with large windows overlooking three aspects. 

First Floor Accommodation 
First floor landing 

Stairs from dining hall leading to landing with doors leading to 5 bedrooms and the family bathroom. 

Master Bedroom 
16’8” x 14’8”
With windows facing the east and south providing good light into the room, radiator. Door leading to: 

Dressing Room
10’8” x 5’4”
Walk through dressing room with fitted wardrobes and dressing table under window facing the eastern gardens with door leading to:

Ensuite bathroom
10’9” x 7’11”
A large double ended bath/jacuzzi set in alcove with tiled surround washbasin with and mirror and shaving point over and WC window overlooking rear garden

Bedroom Two 
14’11” x 13’8”
Southern aspect windows, radiator, cupboard. 

Bedroom Three
15’ x 12’7”
Window overlooking southern and western garden radiator with two cupboards/wardrobes and original fireplace. 

Bedroom Four
10’9” x 13’2”
Windows overlooking rear gardens, radiator and wardrobe

Bedroom Five 
8’7” x6’1”
Windows overlooking northern aspect, radiator and wardrobe

Family Bathroom
11’10” x 8’1”
Spacious bathroom with a large walk-in double fully tiles shower, fitted worktop with washbasin and WC, window overlooking rear garden. 

The property is accessed by its own private tree lined drive enclosed with an automated gate with plenty of parking on the tarmac drive leading front yard. barn style complex comprising of 4 garages with a large loft space above under a clay-tiled roof. Adjoining the main barn is a traditional stone-faced barn and to the rear are two open carports plus a large workshop and store rooms. The is surrounded by well-maintained gardens enclosed by hedging and a low stone wall, there are brick laid patio areas to the front and rear of the property. With traditional brick-built dog kennel in rear garden.   

Main Barn 
A traditional stone-faced barn under clay tiled roof with large double timber doors measuring 24’2” x 16’11”

Four Garages
Four large garages accessed via four individual double timber doors leading a large workshop to the rear measuring 36’10” x 13’7” with 3-phase electrical supply. 
A further workshop and ground floor storage with stairs leading up to large insulated loft above measuring 46’ x 20’4”

The stockyard comprises of three large pole timber metal clad barns providing ample storage for hay/straw and machinery as well as cattle

Paddocks and Fen
The permanent pasture grazing land extends to approximately 44 acres (17.8ha) which is divided into 4 fenced paddocks adjoining the house and fen. Woods extends to 1.56 acres (0.6ha) 

Leziate Fen
Elm Tree Farm has the benefits of the register full common rights to the common land known as Leziate Fen. The particulars of the right of common it is exercisable to graze 50 head of cattle and take timber, gorse, firs, bushes and underwood (a right of estovers) over the whole of the land comprised in the registered unit number CL145. 

Schedule of Areas

Field Number    Cropping    Area (ha)    Area (Acres)
Leziate Fen    CL145    Common right Land    41.55    102.65
    7737    Permanent Pasture    2.69    6.68
    5837    Permanent Pasture    2.58    6.38
    6723    Permanent Pasture    2.15    5.32
    8115    Permanent Pasture    0.73    1.79
    9106    Permanent Pasture    1.51    3.72

Environmental Schemes 
The land is entered in an Entry Level Scheme Country Stewardship Scheme 

Development Overage
The property is to be sold without any development overage in the contract

Statutory Designations
The Leziate Fen is a designated site that is subject management regulations of a Site of Special Scientific Interest. 
Nitrate Vulnerable Zone (NVZ) the area is designated as being at risk from agricultural nitrate pollution

Solar Panels 
Photovoltaic panels were installed to the roof of the barn complex in 2012 generating power that produces an income via the FIT 

All Sporting rights are included within the farm in so far as they are owned 

Wayleaves & Easements
Check if there are any wayleave and easement payments—is the landlord to retain payments? 

all drainage and water rates, taxes and all other outgoings to the relevant statutory authority.

Tenure & Possession
Freehold and common rights with vacant possession on completion 


Method of sale 
By private treaty 

The property is connected to mains water and electricity with oil fired central heating and a septic tank fowl drainage system. 

Local Authority 
Borough Council of King’s Lynn & West Norfolk T: 01553 616200

Areas and Plans 
All plans are for identification purposes only photographs were taken in October 2018

The vendor and agent will make reasonable efforts to specify the ownership of boundary hedges, fences and ditches etc, but will not be bound to determine these.  The property is available for inspection and the purchaser will be deemed to have satisfied themselves as to the ownership of the boundaries.

As always potential hazards exist on working farms and it is requested that all viewings are undertaken with care in regard to safety, in particular in regard to any areas in and around buildings. 



Marcus J Hawkins 

T: 01366 387180

E: marcus@barryhawkins.co.uk