Grace Russell, at fourteen, has already had to adjust to a devastating accident from which she'll never recover.
Now she and her newly-single mother are leaving their city home for Flambards house, out in the Essex countryside.
An exciting opportunity that, for Grace, feels completely wrong.
She doesn't want yet another change. And yet, she finds herself increasingly interested in the house, it's people (both past and present) and, especially, two boys she meets - Jamie, who is wrapped up in his own interests, and the deeply troubled Marcus, who is dealing with his difficult, potentially violent father.
Over time, Grace discovers her own links to the house and landscape she has just arrived in, and in turn, her own place in the world.