Brandeston, Nr Framlingham, Suffolk
Kitchen/breakfast room, pantry, dining room, sitting room, utility room and study. Two spacious first floor bedrooms and bathroom. Wonderful, mature grounds of 1.1 acres that include a substantial pond with summer house, lawned gardens, vegetable garden and soft fruit area. Outbuildings, two greenhouses and garaging. Three access points from the lane providing ample off-road parking.
Location The property is located along Mutton Lane which is a no-through road. The village is nestled within the Deben valley, a designated special landscape area which contains some of the most picturesque countryside in East Anglia. The village has an active local community and excellent local pub, The Queen. It is also home to Framlingham College’s Preparatory School, and has a first rate village hall which has various groups including a wine society, yoga and pilates, mother and toddler group, table tennis and cinema club. In addition are playing fields aAnd a tennis court. The neighbouring villages offer further local amenities and there is a wide range of local shopping in the nearby town of Framlingham (3 miles), Wickham Market (4 miles) and Woodbridge (8 miles). The A12 is accessible at Wickham Market and links the county town of Ipswich and beyond is the countries main road network. Rail services run from Campsea Ashe to London via Ipswich. There are numerous footpaths and byways around the village and the coastal destinations such a Aldeburgh and Thorpeness are just 18 miles.
Description Rose Farm Cottage is a detached, Grade II Listed “chocolate box” cottage of timber framed construction with part rendered and part brick elevations under a thatched roof. The superb property is believed to date from 1429 and offers an abundance of period features throughout such as exposed timbers, brickwork and fireplaces. Internally, there is a kitchen/breakfast room with pantry, a spacious dining room, a study and large sitting room. In addition, is a utility room and well-fitted shower room. The first floor has access via two sets of stairs where there are two particularly spacious double bedrooms along with a bathroom with a roll top bath. The position of the property is particularly special, being on a no-through small lane adjacent to open countryside. The grounds extend to 1.1 acres and have various “secret” areas that include patios, lawn, vegetable beds, fruit cage, outbuildings, two ponds and a summer house. In addition, there is an excellent amount of parking.
Ground Floor A stable style door to the rear of the cottage provides access to the
Kitchen/Breakfast Room 18’7 x 7’3 (5.66m x 2.21m) East and south facing windows taking full advantage of views over the garden. Exposed timbers and floor boards. High and low level wall units with space and plumbing for a slimline dishwasher and range cooker. Covered bread oven. Work surface with one and a half bowl sink with drainer and mixer taps above. A door opens to a walk-in shelved pantry. A further door from the Kitchen/Breakfast Room opens to the
Dining Room 16’6 x 14’0 (5.03m x 4.27m) A delightful room with exposed timbers and brick flooring in herringbone style. Brick fireplace. West facing window to the front of the property flanked on one side by a door to the exterior. First set of stairs to Bedroom Two and understairs cupboard. Wall light points. A door opens to the
Study 12’8 x 9’0 (3.86m x 2.74m) West facing window. Exposed timbers and floorboards. Second staircase to the first floor. A door opens to the
Sitting Room 17’0 x 15’7 (5.18m x 4.75m) A delightful, spacious room with inglenook fireplace with bressumer beam above, which is home to a woodburner on a brick hearth. To one side is a built-in cupboard. Exposed beams and studwork. Fitted shelving. West facing window to the front of the property and door to the exterior. Wall light points. A door opens to the
Utility Room 13’0 x 7’3 (3.96m x 2.21m) Wall-to-wall east facing windows and French doors opening to the rear garden. Low level wall units with space and plumbing for a washing machine, tumble dryer and fridge freezer. Granite effect work surfaces with one and a half bowl ceramic sink with drainer and mixer taps above. Wall light points. A door opens to the
Downstairs Shower Room Predominantly tiled and comprising walk-in shower unit, WC and handwash basin with cupboard below. Ladder style chrome towel radiator. Built in cupboard. Recessed spotlighting. East facing window.
The staircase that is located in the ground floor Study leads up to the
Landing East facing window with lovely views over the rear garden. Exposed timbers and floorboards. Doors to Bedroom One, the Bathroom and a low level doorway to Bedroom Two.
Bedroom One 17’0 x 16’2 (5.18m x 4.93m) A spacious dual aspect double bedroom with east facing window with fine views over the rear garden and west facing dormer window to the front of the property. Exposed timbers including blocked mullion window. Exposed floorboards. Chimney breast flanked on both sides by fitted shelving and cupboards.
Bathroom Comprising large roll top bath with claw feet. High level WC, bidet and ornate hand washbasin. Feature towel radiator. West facing window to the front of the property. Fitted airing cupboard with modern hot water cylinder and slatted shelving.
Accessed via a low level doorway from the landing, or from the staircase from the Dining Room is
Bedroom Two 17’0 x 13’8 (5.18m x 4.17m) A large double bedroom with part vaulted ceiling with exposed beams. South facing window with lovely views of the garden and countryside beyond. West facing window. Exposed floorboards. Cast iron fireplace to chimney breast.
Outside There are three access points off the small, no-through road, two providing ample parking and a third with a drive leading to the cottage and grounds themselves. The gardens are a delight. In all, they extend to 1.1 acres and surround the cottage. The main gardens are to the south and east of the house and are laid to lawn with an abundance of beds, shrubs and mature trees. In addition is a large pond with walkway round it as well as a charming summerhouse that measures 11’6 x 9’6. This has windows to all sides and decking to the front that overlooks the pond. Within the grounds is an extensive vegetable area which includes two greenhouses, a potting shed with power connected, garden store and a large prefabricated garage that measures 17’4 x 15’11. Again, power is connected. Adjacent to this is a further lean-to store.
Abutting the cottage itself are shingle patio areas along with a fruit cage and a further, smaller pond. The property has fields to two sides with undulating, uninterrupted countryside views.
Viewing Strictly by appointment with the agent.
Services Mains water, (the supply comes from Rose Farm where there is a sub-meter. The vendors of Rose Farm Cottage pay water to the owner at the prevailing rate. Mains drainage and electricity.
Council Tax Band D; £1,483.80 payable per annum 2022/2023
Local Authority East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: 0333 016 2000
NOTES 1. These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn. Interested parties should rely on their own/their surveyors investigations as to the construction type of the property and its condition. No warranty can be given for any of the services or equipment at the property and no tests have been carried out to ensure that heating, electrical or plumbing systems and equipment are fully operational. Any distances, room aspects and measurements which are given are approximate only. Any plans are indicative only and may not be the same as the transfer plan/s. No guarantee can be given that any planning permissions or listed building contents or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise.
2. Under Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 we, as Estate Agents, are required to obtain identification from buyers in the form of the photo page of your passport or a photo driving licence. The document must be in date. In addition, we need proof of address in the form of a utility bill with the name and address of the buyer. This must not be more than three months old. We are also under obligation to check where the purchase funds are coming from.
Please note: This calculator is provided as a guide only on how much stamp duty land tax you will need to pay in England. It assumes that the property is freehold and is residential rather than agricultural, commercial or mixed use. Interested parties should not rely on this and should take their own professional advice.