The Meadows Estate

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Sleeps: 19 Bedrooms: 9 Bathrooms: 5
Oliver Approved


Recommended Pool Manor Country Estate
Wow Factor
Modern Ideal for Kids
Pets on Request
Laptop Friendly Workspace Ideal for Parties Romantic


Book your 2024 holiday by 29th February and receive a welcome gift, double your Holiday Credit and a Go Beyond charity donation. See full details here

A wonderfully charming Norfolk Manor Farmhouse set centrally within 40 acres of beautiful, secluded grounds in the unspoilt Norfolk countryside. Arriving up the long driveway, the peace and privacy of Manor House is immediately striking, offering a relaxed atmosphere with an abundance of space for a large family getaway. With a heated indoor pool, a gym and a games room on site, Manor House has it all!

The traditional house offers a comfortable and cosy interior, with touches of African artwork and furnishings that nod to the owners’ heritage. On the ground floor you’ll be absolutely spoilt for choice of rooms to relax into, but the star of the show has to be the stunning, south-facing conservatory. With panoramic views of the exquisite grounds, you’ll no doubt want to spend all your time here, sinking into the large comfy sofas while watching the thriving local wildlife just outside.

The homey Norfolk Manor kitchen boasts an AGA as well as electric oven, making it perfect for cooking up a feast. The adjoining breakfast room has views over the manicured gardens, and French patio doors open onto an al fresco dining area for use in warmer months. The separate dining room is perfect for evening entertaining, with a grand marble fireplace, rustic wooden floors and large wooden table providing comfortable dining for twelve.

Up to the first floor and you will find a total of seven bedrooms that can accommodate up to fifteen guests. The master bedroom has a super king-size bed with private ensuite shower room. Four further spacious bedrooms - three super king and one king - are available. The fourth room is a large twin, with two single beds, and the final room is perfect for children, with bunk beds and a single, as well as a selection of books and toys. Alongside the bedrooms there’s a characterful family bathroom with traditional roll-top bathtub, and an additional upstairs shower room in contemporary decor.

The heated indoor pool is a real treat, not to mention the steam room to relax into once you’ve done your morning laps! In the external barns you will find the well-equipped gym, so you’ll have no excuse not to keep up your fitness routine while on holiday! Alongside this there’s the games room, with plenty to keep the kids entertained.

Within the grounds you’ll also find an additional cosy cottage set away from the main house. Sleeping up to four guests, with its own fully equipped kitchen and bathroom, this can be rented for an additional supplement - perfect for family or friends who want to join your getaway!  

Offering absolute peace and tranquility, the grounds of Manor House are made up of formal gardens, pasture, and woodlands, surrounded by 800 acres of picturesque farmland. With a wildflower meadow located to the South of the grounds, woodland along the West, you’ll be completely immersed in the idyllic Norfolk countryside.

Oliver Approved

What you should know…

  • There are three open ponds on site so children must not be left to explore alone
  • The gym is only to be used by guests aged 18 and over, and is used at guests own risk
  • Dogs must be kept out of the gated woodland area due to the resident wildlife and nesting ducks

Property Features

Private Pool Heated Pool Indoor Pool Wi-Fi/Internet Laptop Friendly Workspace BBQ AGA Electric Car Charger Tennis Court Smart TV Sauna/Steam Table Tennis DVD Working Fireplace/Woodburner

Sleeps 15 in the Main House (max 12 adults and 3 children)

Ground Floor
- Entrance hall with plenty of storage and WC
- Boot Room with ample space for coats, jackets, and boots. There is also an additional fridge/freezer available
- Study
- African themed snug/TV room with wood burner and French doors that open onto the paved terrace
- Traditional farmhouse style kitchen. the well-equipped kitchen boasts an Aga, separate electric oven and ceramic hob, double ceramic sink, dishwasher, a large fridge, and a Nespresso machine.
- Breakfast room with an informal dining table seating up to 10 guests
- Utility/laundry room where you will find an additional integrated fridge, washing machine, tumble dryer and a ceramic butler sink
- Drawing room with marble fireplace overlooks the beautifully manicured front garden. A large wooden dining table can comfortably seat 12 guests and more if required.
- Conservatory with wonderful panoramic views of the beautiful, manicured grounds

Indoor Swimming Pool Complex
- Heated indoor swimming pool. The pool has stepped entry into the shallow end with rails around the inside edge of the pool. here is also a selection of French doors around the pool that can be opened to access the adjacent paved courtyard with relaxed outdoor seating.
- Changing room
- WC
- Steam room and walk in shower

First Floor
- Bedroom 1: The master bedroom, 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.

Outside Grounds
Set in 40 acres of land, the grounds are made up of a mixture of formal gardens, pasture and woodland. 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.
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.

In the external restored barns, you will find both the gym and “Club Fitch”. The gym is very well-equipped for the fitness fanatics! Complete with a mirrored wall, TV screen, rowing machine, cross trainer, 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.

“Club Fitch” is the games room/den – perfect for children and teenagers or even the big kids in the group! Complete with multicoloured disco lighting, table football, small pool table, Yamaha drum kit, and leather sofas.

There is ample off-road parking located on the spacious gravel drives, and covered parking in the open cart sheds, including a Tesla electric charging point. Also located in the cart sheds is a Table Tennis table – friendly competition is advised at all times!

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

Little Barn
The beautiful newly renovated Little Barn is located just a stone throw from the Manor House. The Barn boasts a fully equipped open plan kitchen, breakfast table and cosy lounge with wood burning stove. There is a king-sized bedroom with freestanding bathtub and twin bedroom. Both bedrooms have ensuite shower rooms with hand basin and WC.

- Indoor Swimming Pool Complex
- Steam Room
- Tennis Court
- Gym
- Games Room
- Table Tennis Area
- Tesla Electric Charging Point
- Ample Off-Road Parking
- Wood Burner and Open Fire
- Logs provided


About the surrounding area of The Meadows Estate
Rural Location Walking/Hiking Paths Tennis Nearby Horse Riding Stalking/Hunting Outstanding Landscapes Outdoor Pursuit & Activities Tourist Towns & Villages Historical Sites
Loading map

The Meadows is situated in an unspoilt rural position surrounded by farmland. The picturesque village of Litcham is roughly one mile away, where you can find a friendly local pub and a village store for necessities. For further amenities, the property is centrally located between three market towns - Swaffham, Dereham and Fakenham, each around 9 miles away. Swaffham holds a buzzing outdoor market every Saturday, offering an extensive selection of stalls showcasing a wide range of goods. It’s not to miss!

Just twenty minutes away is Houghton Hall & Gardens, a stunning historical stately home. With an impressive collection of contemporary sculpture and a beautiful walled garden, it makes a wonderful family day out.

For some sea air, the stunning North Norfolk coast is just twenty miles north of the house. You’ll find endless stretches of quiet sandy beaches at Wells-next-the-sea, Holkham beach and Brancaster Estate. Further West along the coast you can find the National Trust’s Blakeney Nature Reserve, which offers beautiful coastal views, spectacular wildlife, and is home to the largest grey seal colony in England. Book yourself onto one oft the many seal watching boat tours for an adventurous day by the sea!

If you’re after a change of pace from the countryside, then Norfolk’s famous cathedral city, Norwich, is forty-five minutes away. Here you can wander the historical cobbled lanes of England’s largest medieval city. You’ll find a charming mix of independent shops, cafes and galleries, nestled amongst cosy inviting pubs and medieval stone churches.

Read more about Norfolk

Local Amenities
Nearest Village Litcham


Nearest Town/City King's Lynn


Nearest Town/City Norwich


Nearest Bar/Pub George & Dragon


Nearest Train Station Watlington



Found in the East of England, Norfolk’s charms are as broad as the famous network of rivers that run through it. With an abundance of natural beauty and wildlife, this is one county where you can really kick back and enjoy some quintessential English countryside.

But it’s not just a rural idyll – there’s loads of stuff to see and do, which we’ve all put together in our handy Norfolk travel guide. And don’t forget, if you need a place to stay our luxury cottages in Norfolk offer everything you need for an amazing family holiday.

Download our Norfolk Travel Guide >>


Best Suited For: All Ages
Ideal for Kids Ideal for Teens Ideal for Xmas/NY

The Meadows is a great choice for a for children of all ages. The large and varied gardens provide ample outdoor space for children to run around, play, and immerse themselves in the local nature.

The on-site games room can’t fail to entertain children and teenagers alike. With table football and a small pool table for some friendly competitive games! There’s also a drum kit and disco lighting, ready for impromptu disco nights, the games room is perfectly set in the external barns so the kids can go ahead and make all the noise they like!

For some sea-air, the sweeping sandy beaches and magnificent pine forest running along the coast from Wells to Holkham are wonderful for a stroll, picnic, or even a paddle in the sea. There’s even a small railway line between Wells and Walsingham, running popular trips through the countryside on steam trains that children will love!

Kids Activities Close-by

  • Tennis Nearby
  • Horse Riding
  • Outdoor Pursuit & Activities
  • Tourist Towns & Villages
  • Historical Sites

Onsite Facilities

  • Heated Pool
  • Indoor Pool
  • Tennis Court
  • Table Tennis
  • DVD


At Oliver’s Travels, we pride ourselves on going that little bit further for our guests. From private chefs to travel services, we can help you arrange those little extras that make it a truly memorable holiday. Simply fill in the concierge request form or contact the Oliver’s Concierge Team, who will be happy to help. We can typically help you arrange any of the following:

- Maid service/extra cleaning
- Private chef/cook/catering
- Welcome hamper/pre-stocked fridge
- Local day-trips or tours
- Airport pick-up/drop-off

Simply fill in the concierge request form or contact the Oliver’s Concierge Team.

Please note that all extras are subject to availability and must be requested in advance of the holiday (prices on request). Due to some rural/remote locations, not all services will be available at all properties. However, we will always do our best to fulfil your requests!

Oliver's Travels Chef Service: A Gourmet Dining Experience
Make hosting a memorable dinner party at your villa an absolute breeze with our superb Chef Service. Our chefs will take care of everything for you from start to finish so you can just sit back and enjoy the gastronomic experience. They will bring all the necessary ingredients, cook and serve the food and even clean up afterwards. To find out more visit

Terms & Conditions

These terms and conditions may be amended from time to time.

Security deposit £2500 charged to the client's credit card as a pre-authorisation at least 2 weeks prior to arrival and refunded two weeks after departure, subject to a full inspection
Arrival time 4pm
Departure time 10am
Changeover day Friday
Minimum stay 7 nights
Energy costs included? Included in the rental rate
Heating costs included? Included in the rental rate
Stag & Hen Do's Allowed? No stag, hen or single sex parties
Linen & towels included? Included in the rental rate
Pets welcome? Yes, 2 dogs max for an additional £150 each. Dogs must not go upstairs.

- Swimming Pool – Regardless of the age of children visiting The Meadows we have a habit of keeping the swimming pool doors locked when an adult is not present.  
- As well as the swimming pool there are 4 unfenced ponds on the property, all of which have some water, which make them potentially hazardous.
- Out buildings - please could you keep away from the out-buildings, which are currently under-going some work. This should not affect you as they are well away from the house, but the immediate area is potentially dangerous, particularly for children.
- Gym Equipment - we ask all children are supervised by an adult when using the gym equipment.
- Garden & Boundary - the Meadows boundary is marked in the welcome document, please do not stray outside of the house boundary. Please also be aware there are deep ditches around the garden and machinery operating in the adjacent fields.
- Livestock & Wildfowl- we have livestock in adjacent fields. Please beware and ensure dogs are always well controlled or on a leash.

Rental Rates

Prices based on an occupancy of 19 people:

Rental period 3 Nights 4 Nights 5 Nights Weekly
Dec 11th 2023 - Dec 22nd 2023 £13,393 £15,753 £15,761 £15,761
Dec 22nd 2023 - Jan 5th 2024 £16,107 £17,850 £17,850 £17,850
Jan 5th 2024 - Feb 9th 2024 £13,393 £15,753 £15,761 £15,761
Feb 9th 2024 - Feb 23rd 2024 £13,992 £16,456 £16,459 £16,459
Feb 23rd 2024 - Apr 5th 2024 £13,393 £15,753 £15,761 £15,761
Apr 5th 2024 - Apr 19th 2024 £13,992 £16,456 £16,459 £16,459
Apr 19th 2024 - Apr 26th 2024 £13,393 £15,753 £15,761 £15,761
Apr 26th 2024 - Sep 6th 2024 £13,992 £16,456 £16,459 £16,459
Sep 6th 2024 - Oct 18th 2024 £13,393 £15,753 £15,761 £15,761
Oct 18th 2024 - Nov 1st 2024 £13,992 £16,456 £16,459 £16,459
Nov 1st 2024 - Dec 20th 2024 £13,393 £15,753 £15,761 £15,761
Dec 20th 2024 - Jan 3rd 2025 £16,107 £17,850 £17,850 £17,850
Jan 3rd 2025 - Jun 13th 2025 £13,393 £15,753 £15,761 £15,761

Prices based on an occupancy of 19 people:

Rental period 3 Nights 4 Nights 5 Nights Weekly
Dec 11th 2023 - Dec 22nd 2023 €14,655 €17,237 €17,246 €17,246
Dec 22nd 2023 - Jan 5th 2024 €17,624 €19,533 €19,533 €19,533
Jan 5th 2024 - Feb 9th 2024 €14,655 €17,237 €17,246 €17,246
Feb 9th 2024 - Feb 23rd 2024 €15,310 €18,006 €18,010 €18,010
Feb 23rd 2024 - Apr 5th 2024 €14,655 €17,237 €17,246 €17,246
Apr 5th 2024 - Apr 19th 2024 €15,310 €18,006 €18,010 €18,010
Apr 19th 2024 - Apr 26th 2024 €14,655 €17,237 €17,246 €17,246
Apr 26th 2024 - Sep 6th 2024 €15,310 €18,006 €18,010 €18,010
Sep 6th 2024 - Oct 18th 2024 €14,655 €17,237 €17,246 €17,246
Oct 18th 2024 - Nov 1st 2024 €15,310 €18,006 €18,010 €18,010
Nov 1st 2024 - Dec 20th 2024 €14,655 €17,237 €17,246 €17,246
Dec 20th 2024 - Jan 3rd 2025 €17,624 €19,533 €19,533 €19,533
Jan 3rd 2025 - Jun 13th 2025 €14,655 €17,237 €17,246 €17,246

Prices based on an occupancy of 19 people:

Rental period 3 Nights 4 Nights 5 Nights Weekly
Dec 11th 2023 - Dec 22nd 2023 $15,787 $18,568 $18,578 $18,578
Dec 22nd 2023 - Jan 5th 2024 $18,985 $21,041 $21,041 $21,041
Jan 5th 2024 - Feb 9th 2024 $15,787 $18,568 $18,578 $18,578
Feb 9th 2024 - Feb 23rd 2024 $16,492 $19,397 $19,401 $19,401
Feb 23rd 2024 - Apr 5th 2024 $15,787 $18,568 $18,578 $18,578
Apr 5th 2024 - Apr 19th 2024 $16,492 $19,397 $19,401 $19,401
Apr 19th 2024 - Apr 26th 2024 $15,787 $18,568 $18,578 $18,578
Apr 26th 2024 - Sep 6th 2024 $16,492 $19,397 $19,401 $19,401
Sep 6th 2024 - Oct 18th 2024 $15,787 $18,568 $18,578 $18,578
Oct 18th 2024 - Nov 1st 2024 $16,492 $19,397 $19,401 $19,401
Nov 1st 2024 - Dec 20th 2024 $15,787 $18,568 $18,578 $18,578
Dec 20th 2024 - Jan 3rd 2025 $18,985 $21,041 $21,041 $21,041
Jan 3rd 2025 - Jun 13th 2025 $15,787 $18,568 $18,578 $18,578

Please note that these prices/rates are a guide only and may not be correct at the current date. For an accurate quote, please enquire.


  • 5* Stay

    Created on 11/11/2022

    Thanks, we've had an absolutely brilliant stay.

  • Fabulous place to spend with friends and family!

    on 08/11/2022

    We had a great time as a group of friends of families with younger children. The kids spent a lot of time at the amazing warm pool and also got their energy out in the gardens. The house was super clean and neat and had all the amenities you would need. The owners were warm and very accommodating.

  • Be back soon

    on 26/08/2022

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

  • Loved it!

    on 29/07/2022

    Lovely location, great for kids

  • Thank you

    on 22/06/2022

    Thank you we all had the most wonderful week at your lovely house. It really is a very special place.

  • Wonderful time

    on 08/04/2022

    We stayed in October and would love to come back, it was perfect for us.

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