3 bed cottage for sale

Pear Tree Cottage, Garboldisham Road, East Harling, Norwich, Norfolk NR16

For sale by auction on Wednesday, 17 Jun 2026 at 10:00

Venue: Livestream Auction

Charming semi-detached Grade II listed cottage requiring full restoration, situated in the desirable and well-served village of East Harling

Pear Tree Cottage is a semi-detached Grade II listed thatched cottage, with unusually spacious rooms for a cottage of its type, set on a substantial plot in the heart of the well-served and desirable Norfolk village of East Harling.

The cottage is derelict and structurally unsound. Prior to being listed, it had planning approval for demolition and rebuilding. However, now listed, any redevelopment would require the necessary listed building and planning consents.

The local Historic Buildings Officer has been working proactively with the owners regarding future plans. There is potential to extend the property to create a substantial home, subject to the necessary consents. Previous planning discussions have also contemplated the possibility of separate living space in the garden, either as a separate dwelling or as an annexe. Any such proposal would be subject to the necessary consents.

The property also benefits from a double garage to the rear, accessed via a shared driveway to the side of the cottage.

This is a rare opportunity for a complete restoration project with huge scope.
Please note cash buyers only


Nb; Viewings strictly by appointment only. No one to access site without permission.

Viewings
Access will be given with prior notice and conducted by owners and ourselves under strict guidelines.

Ground Floor
Sitting Room, dining room, kitchen, bathroom, garden room

First Floor
Three bedrooms

Exterior
Flint-walled west-facing front garden with entrance to the cottage. A shared access driveway leads to the rear, where there is a large sunny garden with east and south aspects. There is also a double garage providing storage and further potential, subject to planning permission.

EPC Rating: F

Additional Fees
Buyers Premium: £1140 inc VAT payable on exchange of contracts.

Administration Charge - £1200 inc VAT payable on exchange of contracts.

Please see the legal pack for any disbursements listed that may become payable by the purchaser on completion.

Price Information
* Guides are provided as an indication of each seller's minimum expectation. They are not necessarily figures which a property will sell for and may change at any time prior to the auction. Each property will be offered subject to a Reserve (a figure below which the Auctioneer cannot sell the property during the auction) which we expect will be set within the Guide Range or no more than 10% above a single figure Guide.

Additional Fees Information
Please be aware there may be additional fees payable on top of the final sale price. This includes and are not limited to administration charges and buyer's premium fees payable on exchange, and disbursements payable on completion. Please ensure you check the property information page for a list of any relevant additional fees as well as reading the legal pack for any disbursements.