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Hawthorn House

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Warham, near Wells-next-the-sea, Norfolk
Grade 4 Star rating
Pets 2
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This property is part of our Welcome Cottages collection

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Discover the Norfolk coast from here, just 2 miles from Wells-next-the-Sea beach - awarded ’Best British Beach’ by The Times newspaper in 2016.

Hawthorn House is a dog friendly, family sized, semi-detached property built on former Holkham Estate farm land in a village still mostly owned by the Earl of Leicester. Its classic local yellow brick build and sturdy design perfectly complements the arable landscape as well as the famous gault bricks used in the construction of Holkham Hall.
The house enjoys a peaceful and secluded end of road position, with the private woodland of two listed village properties on its borders; it is ideal for children and pets. The large rear garden of Hawthorn House is divided into two sections; a pretty patio area for entertaining and a ’wild garden’ where dogs may play. The property is situated in a quaint, edge of village hamlet made up of private and rented residential accommodation. The area enjoys plenty of birds and wildlife but as it is also close to Holkham Estate farmland you will see agricultural activity and hear pheasant shoots in season.
The dog friendly village pub and restaurant is just a 5-minute walk from Hawthorn House and was owned by Holkham Estate up until 1966. The village is also home to East Anglia’s best preserved Iron Age hill fort and the beautiful River Stiffkey valley. In spite of its very rural location, Warham is literally a 3-minute drive from the sailing harbour of Wells-next-the-Sea, with its narrow gauge railway, picturesque quay and lovely mix of traditional and artisan cafés, shops and restaurants. The whole coastline, both east and west, offer a collection of quays, marshes and breathtaking beaches, and whether you are relaxing on the beach in the sun (Holkham and Wells-next-the-Sea both feature award-winning beaches), crabbing at Blakeney, walking at Brancaster or birdwatching on one of the many marshes, you will be spoilt for choice. Called ‘Royal Norfolk’, as this area is the country retreat for the Royal Family, and The Sandringham Estate, Holkham Hall and the Blickling Estate are all within easy reach, as is Pensthorpe Nature Reserve.
History lovers should plan in a visit to the medieval city of Norwich or the Hanseatic old quarter of Kings Lynn, and those seeking all the traditional seaside attractions, including a Sealife Centre and a small fun fair, should head to Hunstanton. With numerous walks and cycle routes available, and lots of great places to eat, you really will be spoilt for choice. Beach 2 miles. Shop 2 miles, restaurant 1 mile.

Ground floor: Living room with French doors. Dining room. Kitchen. Utility/boot room. Wet room with toilet. First floor: 3 bedrooms: 2 double, one with 24" Freeview TV with built in DVD player, 1 single. Bathroom with shower over bath and toilet, (baby/toddler bath available on request).

Woodburner in living room. Economy 10 central heating, electricity, bed linen and towels included. Travel cot. High chair. Stairgate. 48" Freeview TV. DVD player. Electric cooker. Combi microwave/oven/grill. Washing machine. Fridge/freezer. Dishwasher. Wi-fi. Enclosed lawned gardens with patio and furniture. Barbecue. Parking (1 car); additional on road parking. No smoking. NB: Step from lawn to patio.

Show amenities 


  • Barbecue
  • Dishwasher
  • Enclosed Garden / Patio
    Enclosed Garden / Patio
  • Garden / Patio
    Garden / Patio
  • Highchair
  • Pub within 1 mile
    Pub within 1 mile
  • Pets – no charge
    Pets – no charge
  • Rural Location
    Rural Location
  • Stairgate
  • Woodburning Stove
    Woodburning Stove
  • Wifi
  • Baby and Toddler Friendly
    Baby and Toddler Friendly
  • Cot Available
    Cot Available
  • Washing Machine
    Washing Machine
  • Green Scheme
    Green Scheme
  • Coastal within 5 miles
    Coastal within 5 miles
  • Ground Floor Wet Room
    Ground Floor Wet Room
  • Walk-in Shower/Bath
    Walk-in Shower/Bath
  • Parking - On Site
    Parking - On Site

Customer Comments

  • 10

    Confirmed guest, 10/02/2018
    We came home from a great week in Hawthorne House and immediately booked another stay later in the year. We have stayed in various holiday cottages in the area for the past 20+ years and this one is up there with the best. Brilliant location for the whole area ,spacious, warm, well equipped, clean and outstandingly dog-friendly. Owner Liz , who lives locally, was friendly and welcoming and promptly sorted a minor problem with the lighting. Ignore the rather snobby comments from some reviewers about the street, we didn't hear a peep from the neighbours and one helpfully pointed us in the right direction when one of our dogs took advantage of the gate being left open to explore the area alone!

    Response from:

    Response on behalf of the Owner; What a refreshingly down to earth review of the house and location. Warham is very much the real Norfolk and this is why we love it - it's not the 'Chelsea-on-Sea' or 'Norfolk Living' version which is mostly imported and very commercial but a proper farming village with a long standing connection to Holkham Hall and Estate. Many of the village houses are Holkham property and ‘Hawthorn House’ was built on former farmland in 1948 to house local families so the “snobbish” comments you refer to possibly demonstrate that those reviewers were expecting the more commercial version of Norfolk life promoted in glossy magazines. As streets go, we have always found this road very quiet, safe and private; rather quaint in many ways and we are really pleased that you obviously liked it so much. Thank you for booking another stay later in the year; we look forward to seeing you both again.

  • 10

    Confirmed guest, 12/11/2017
    We had the most perfect weekend,hawthorn house is so homely and in a good location for exploring north Norfolk.we went to the local pub a few times and were made welcome.

    Response from:

    Response on behalf of the Owner; We are pleased that 'Hawthorn House' and its location made your weekend perfect. When we bought it (some twenty years ago) it was the location and the very 'Old English' feel of the village in general that appealed. Although the popular sailing harbour of Wells with its lovely beaches is only 'just down the road' we did not want the traffic noise and congestion on our doorstep so this quiet and safe rural residential neighbourhood offered us the best of both worlds. We are more than happy to share it with others in search of a peaceful holiday on the North Norfolk coast.

  • 9

    Confirmed guest, 14/10/2017
    From a human point of view, Hawthorn House was excellent, it was a real home from home, warm, cosy, comfortable. We have stayed in self carering accommodation many, many times and it ranks as one of the best. From a canine point of view, our labrador enjoyed the freedom of being let out into the enclosed garden to explore. An added bonus was The Three Horseshoes, just a short walk down into the village, great food, a real old english pub.

    Response from:

    Response on behalf of the owner. Thank you for reviewing us; it was great to have a dog's point of view too! They do love the garden because it's not manicured and they can just run wild, having a great time. Everyone loves the village pub; it's quite rare nowadays to find a real old English pub that has farm vehicles rumbling past and country lanes where horse and rider feel safe from fast moving traffic. There is so much wildlife too; muntjacs, pheasants, owls, a fox, birds of prey. A few guests have found the location not to their liking but we always stress that 'Hawthorn House' is for nature lovers and that it is situated in a rural residential road overlooking farmland. It is a family sized house with neighbours, not a typical seaside cottage makeover in a touristy area.

  • 9

    Confirmed guest, 30/09/2017
    A beautiful cottage in a lovely peaceful area. The owner is very helpful and the guest info book is incredibly detailed. We were welcomed with wine, chocolates, juice and dog treats which was a very special touch! The neighbours are all nice and are very helpful. It's close to all amenities and the pub up the road sells gorgeous food. Everywhere is really dog friendly to which was great. There are loads of great beaches nearby a and Wells town centre is only 5 mins away by car. We loved staying at Hawthorn House and would highly recommend!

    Response from:

    Response on behalf of the Owner; Thank you for your kind comments and appreciation of our neighbours. ‘Hawthorn House’ has always been a local family owned property (this factor I am sure contributed to our Green Award for sustainable tourism) and everything about it has a genuine connection to Norfolk including the paintings and photographs on the walls. Guests who show an interest in the history of the area and are gracious toward the resident population are always welcome back. A few rather negative and prejudiced reviews made earlier in the year were not helpful so when a guest comments on the detailed information folder, it is a credit to them that they have taken the trouble to digest the facts and submit an objective review.

  • 10

    Confirmed guest, 23/09/2017
    Lovely holiday home, very well equipped, lovely furnishings especially the very comfortable beds. Garden amazing and brilliant for my dogs. Welcome basket very much appreciated even the dogs had a treat in it. House situated in lovely quiet road and the neighbours were very friendly. Also close to some amazing beaches and places to eat. The local village pub was particularly good and welcomes dogs. I would definitely like to return one day.

    Response from:

    Response on behalf of the owner: Thank you for being so appreciative of our efforts and for the courtesy you afforded our neighbours. Objective, positive and polite reviews such as this are always so helpful and encourage good relations between visitors and the resident population. The village pub has always been dog friendly but the recent change of ownership has really put Warham on the map when it comes to good food and Real Ale. It's a proper Norfolk pub of the kind that has all but disappeared elsewhere and is the perfect local for a village beloved of Holkham Estate. We certainly hope to see you again.

  • 8

    Confirmed guest, 09/09/2017
    This is our own personal review of our first experience of renting a cottage. If this is your first visit to Hawthorn House, please do not be disappointed or put off on arrival. Yes the street does resemble a collection of what appear to be affordable living properties however they are not and the properties history is quite interesting. Don't expect a cottage exterior though, it is a three bed semi-detached house. The house itself is spacious and sympathetically designed internally to replicate a cottage. Quirky in places which adds to the fun of finding your way around. A welcome basket of goodies on arrival, which was a lovely touch. The kitchen has everything you would want for preparing and cooking food. The lounge is comfortable, with good size TV which offers Freeview (some of the channels don't get a great reception.) Contrary to the online description, there is a working DVD player and a selection of DVD's. There is also a selection of board games in the entrance hall. The bedrooms and beds are very comfortable, all though the quilts were a little tog heavy for the season. Towels are provided too. A lovely rear garden split into two halves first half for outside entertaining with a BBQ the second half is fenced off and ideal for your pets if you take them with you (these are equally accommodated for also) Maybe we didn't do enough research as we did feel a little isolated to begin with. There are no immediate amenities within walking distance apart from the pub in the adjoining village. There is however a decent Co-Op which is about a ten minute drive away located in Wells Next To The Sea and supermarkets such as Tesco do deliver to the property. In the main, Hawthorn House offers a good, clean standard of accommodation. For us, a little too isolated but this is just our own personal opinion.

    Response from:

    Response on behalf of the owner: Thank you for your review which provided a fair and factual appraisal of the property. We are sorry you thought the location isolated but the property description does clearly state that Warham is a farming village a few minutes drive from Wells-next-Sea. It personifies rural Norfolk and is best suited to people who have a real interest in nature such as ramblers, cyclists, bird watchers, dog owners and families who want a safer location for their children than the more congested coastal towns.. Another great advantage Warham has is the lack of light pollution at night so stars are very visible. The village is actually one of the few places left in Norfolk completely untouched by gentrification; the game shoots together with agricultural activity and the gem of a local pub make it unique. All the yellow brick houses have lovely interiors; they were constructed with comfortable living accommodation originally and have just been modernized with central heating, double glazing and other improvements. Some have been extended and painted but none of them fall into the ‘affordable housing’ category and as the road is in a designated conservation area further development is very unlikely.

  • 9

    Confirmed guest, 02/09/2017
    We all had a fantastic holiday. Hawthorn house had everything in it you could need. It was spotlessly clean and we had a lovely welcome basket for us (and the dogs) which was a lovely touch. There was even a selection of dvds and childrens/family board games if you wanted and lots of information on different places to visit. The owner obviously works very hard to ensure your stay is homely and comfortable. Would definately stay there again.

    Response from:

    Response on behalf of the owner:- Reviews like this make it all worthwhile - thank you. We do try our very best to ensure that all guests have a great holiday and are always thinking of ways to improve their experience with additional comforts and equipment. It is also very rewarding for us as local owners when guests are interested in the history of the area and enjoy the information provided. It was lovely to meet you.

  • 1

    Confirmed guest, 19/08/2017
    Someone commented that exterior looks like "a council house" - yes it does. /Our 14 yr old had to change in bathroom - no privacy in small room. //Clean & tidy hoyse but in our opinion not value for money.//Had lovely holiday though & having been to that area many times would do so again.

    Response from:

    Response on behalf of the Owner; We are somewhat bemused by this review as most ‘council’ houses (I believe the term nowadays is social housing since the NNDC sold on most of its rented accommodation to modern private landlords decades ago) are built from ubiquitous red brick, and ‘Hawthorn House’ was constructed from local yellow brick in 1948 to blend in with agricultural land and the private woodland of the Grade 2 listed properties the entire road backs onto. It is very untypical of a council house but we can’t help the way in which some people choose to perceive things. Pricewise the property represents excellent value for money; anything comparable in Wells would cost a lot more to rent yet Warham is but a few minutes drive away offering a safe and peaceful setting from which to explore the North Norfolk Coast. Prices fluctuate but are ultimately decided by a fool proof system called ‘Dynamic Pricing’ which you can read all about online. The property is accurately described and advertised but as ‘Google Earth’ is so readily available to all, every guest is at liberty to do further research prior to booking.

  • 10

    Confirmed guest, 12/08/2017
    we spent a lovely week here at the beginning of august, the house slept 5 of us very comfortably. Our dog enjoyed all of the country side walks in the area, even after his daily run arounds on all of the local dog friendly beaches. This house is in a great location for all of the areas we wanted to go out and visit. the downstairs shower room was a great addition. lovely fenced off garden, backing onto the white house woods, so peaceful and quiet, perfect for a quiet cup of tea in the morning. The house has everything you could need for your stay. Wasn't cold enough to try out the log burner but I'm sure it is super cosy when its lit. 2 minute walk to the local pub,3 horseshoes, which has a lovely beer garden cant comment on the food as they were waiting for approval to open the kitchen. The owner is in the next village so any questions were quickly answered, and advice for local places to visit was greatly received. Wells next to the sea was just a 5 min drive away, with a beautiful beach (read signs for dog area) lovely little cafes and restaurants most allowing dogs, best crabbing area we came across too. so all in all a very good base to have while you explore what north Norfolk has to offer. I'm sure we will be back for another visit.

    Response from:

    Response on behalf of the owner:- What a lovely, descriptive review - thank you so much for such positive feedback with helpful details of all the area has to offer. The Three Horseshoes pub is fully operational now; the official opening is actually today so the village has its famous hub restored and guests with or without dogs can be sure of a very warm welcome. The compliments you have paid Hawthorn House are much appreciated as the private, peaceful aspect of the property is seldom mentioned in reviews. It is such a safe location for families compared to the very busy and often congested coastal towns. It was lovely to meet you all and certainly hope to see you again

  • 7

    Confirmed guest, 15/07/2017
    As stated by other reviews, the actual location of the cottage is very off putting as seems to be in a council estate! Saying it is dog friendly when the only way into the wood was via a private garden and the gate from the property was padlocked, was not good. Guests in the up stairs bathroom seemed to have endless problems with the water. Parking for more than one car is not good as it would involve a ten minute walk up a narrow lane from the recommended parking area. On the plus side it is a glorious part of the country and more than made up for the niggles!

    Response from:

    Response on behalf of the Owner; Thank you for your review. ‘Hawthorn House’ is not on a council estate. The North Norfolk District Council does not own any property in Warham and we are not quite sure why a guest would appear to think it does. The property and location is accurately described in great detail online and it is mentioned that the woodland near Hawthorn House is private so we naturally assume guests will realise it is out of bounds to dogs. The road can be seen quite clearly on Google Earth as being surrounded by farmland and woodland; hardly a typical council estate as it backs onto the huge gardens of Grade 2 listed properties and Holkham Estate land. The problems with water pressure in the bathroom were very recent and were resolved almost immediately with the installation of a whole new water heating system. We are pleased that you enjoyed your holiday in the beautiful village of Warham and that your scores confirm Hawthorn House to be clean, comfortable and well equipped.

  • 8

    Confirmed guest, 24/06/2017
    Hawthorne House is just outside Wells on a private road. From the outside it looks a bit disappointing as its not 'cottagey' like most properties in Wells. However once inside the property the house has everything you need. The layout of the property downstairs takes some getting used to as for example pots and pans were stored in different areas but we got past this easily enough. It would have been better if the dishwasher was in the kitchen though as it was in the boot room. We didn't use the dishwasher as it seemed odd to have to walk back and forth with pots. The boot room is a great space for coats, boots and bags. The wet room had a great shower so we all used this. (The owner was looking into improving the one over the bath upstairs as the heat needed regulating.) Lovely and clean bedrooms with plenty of storage. Hawthorne House was a great base. The location was great as central to Wells and other places of interest. The house is a semi-detached and yet we never heard a sound from the neighbours. Overall, a good stay in a nice house.

    Response from:

    Response on behalf of the owner; Thank you for your lovely review. You have raised some valuable points, all of which merit explanation: The dishwasher is not a four star requirement but was added by the owner as extra equipment. The utility room was the only area with enough under counter space to accommodate it. Some guests have found the long run of work top more convenient for loading and unloading as it keeps the kitchen clutter free. Pots and pans can be stored anywhere the guest finds most convenient; there is ample storage space in the kitchen and utility room. ‘Hawthorn House’ (its name describes the style of building) was built in 1948 on former Holkham Estate land and the bricks used closely resemble ‘Holkham Whites’ which means that the property’s appearance is in keeping with the area. The style and size of the house with its edge of village location and large gardens was originally intended for the housing of rural families, often farm workers. So a really interesting history for these unusual properties and in spite of some people finding their outward appearance a bit utilitarian, they are much sought after and very rarely offered for sale. Although semi-detached, this property is so well built and positioned that peace and privacy is guaranteed as your comments about lack of noise from neighbours confirms

View All Guest Reviews

8.6 out of 10 – based on 20 reviews collected by Reevoo
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