Earl Soham, Suffolk

Guide Price £875,000 Sold Detached House 5 Bedrooms
A spacious and light five bedroom house with excellent range of barns and grounds of two and a half acres, just a couple of miles from Framlingham.

Glazed reception hall 26′ x 16′ dining room, sitting room, kitchen, cloakroom and utility room. Three first floor double bedrooms, with en-suite shower/bathrooms. Two second floor double bedrooms and bathroom. Brick and timber traditional barns/garaging/studio. Mature grounds of 2.5 acres.

Location High House Farm is located within the Parish of Earl Soham, but is situated adjacent to Saxtead. Both villages are highly desirable, with Earl Soham benefitting from a well respected primary school, doctors’ surgery, John Hutton’s butchers/delicatessen, and also a village pub, The Victoria. Saxtead also benefits from a pub, The Old Mill House. High House Farm is just over 2.5 miles from the centre of Framlingham. Here there is fine medieval castle and a good choice of schooling in both the state and private sectors. The town also benefits from an excellent variety of shops including a Co-operative supermarket, public houses and restaurants.

The popular coastal town of Aldeburgh and the Snape Maltings Concert Hall, home to the Aldeburgh Festival, are within easy reach, some 12 miles to the east. The A12, which lies just 8 miles to the south, provides a direct link to Woodbridge, the county town of Ipswich, and beyond to London, Cambridge and the Midlands (via the A14). Direct and branch line rail services run to London’s Liverpool Street Station, via Ipswich from Campsea Ash, which is situated just beyond Wickham Market.

Description While the house has many period features such as exposed timbers throughout, it benefits from not being Listed. All the rooms have good-sized windows, meaning an abundance of light throughout. It should be noted that there are also good ceiling heights. The ground floor, which benefits from underfloor heating, has a spacious triple aspect dining room of 26′ x 16′. This leads to a stunning main reception hall and also a sitting room, which has open studwork through to the kitchen. Off this is a utility room which has been added in recent years and is contemporary in design. On the first floor is a galleried landing with windows overlooking the grounds. From here, access is gained to three double bedrooms, all which have en-suite facilities. On the second floor is a study/sitting area and further extensive window with attractive views. On this floor are two double bedrooms and a bathroom. The house benefits from timber framed double glazing throughout.

Externally, the house sits in attractive grounds which has mature trees. The barns offer excellent workshop/storage space and a studio which the vendor currently uses as an office/overflow accommodation.

The Accommodation

The House

Ground Floor The main stable style door provides access to the

Reception Hall 13’5 x 11’6 (4.09m x 3.51m) A stunning part double height room with impressive floor to ceiling windows to the north-west, south-east and south-west. Stairs lead to the first floor galleried landing. Recessed spotlighting. Exposed timbers. Tiled flooring. Door to the dining room and further door to the

Sitting Room 19’7 x 16′ (5.97m x 4.88m) A well proportioned, timbered dual aspect room with north-west and south-east facing windows with views over the gardens to the front and rear. Inglenook fireplace which is home to a wood burning stove. Recessed spotlighting. Fitted shelving. Tiled flooring. Doors to the front hallway, dining room and open studwork to the

Kitchen 15′ x 12′ (4.57m x 3.66m) A triple aspect room with north-west and north-east facing windows as well as south-east facing French doors opening out to the gardens. High and low level wall units with space for an incoming buyer to fit further units if desired. Space and plumbing for a dishwasher, fridge and range cooker. Work surface with ceramic sink and mixer taps above. Extractor fan. Recessed spotlighting. Tiled flooring. A door opens to a glazed link that leads to a boot room with coat pegs and fitted storage benches. This has an open doorway to the

Utility Room 12′ x 11′ (3.66m x 3.35m) This is a useful new addition to the house and has a north-west facing window and glazed door to the exterior north-east. Skylight. Fitted wall units with shelving. Space and plumbing for a washing machine, tumble drier and dishwasher. Space for wine fridge. Work surface with ceramic sink and mixer taps above. Space for fridge freezer. Recessed spotlighting. Tiled flooring.

Front Hallway North-west and south-west facing windows. Door to the exterior. Radiator. Recessed spotlighting. Tiled flooring. Radiator. A door opens to the

Cloakroom Comprising WC, hand wash basin and radiator. Tiled flooring. Hatch to roof space. Recessed spotlighting. North-west facing window.

Dining Room 26′ x 16′ (7.92m x 4.88m) A spacious and extremely light triple aspect room which some may choose to use as the drawing room. North-west, south-west and south-east facing windows taking full advantage of views over the garden. Inglenook fireplace with bressummer beam above with wood burning stove. Exposed timbers. Recessed spotlighting. French door leading to the garden. A door returns to the reception hall where stairs lead up to the

First Floor

Landing This enjoys views over the garden, barns and farmland beyond. Here there is a radiator, stairs to the second floor and a large opening to the

Main Landing North-west facing windows. Recessed spotlighting. Wall light points and radiator. Doors open to

Bedroom One 14’8 x 12′ (4.47m x 3.66m) A fabulous triple aspect master suite with floor to ceiling south-west facing windows with views over the garden and farmland beyond. Further north-west and south-east facing windows. Recessed spotlighting. Radiator. Built-in wardrobe with hanging rail and shelving above. A door opens to an

En-Suite Bathroom Fitted with bath, hand wash basin, WC and shower unit. Tiled flooring with electric underfloor heating. Ladder style chrome towel radiator. Recessed spotlighting. South-east facing window overlooking the garden.

Bedroom Two 15′ x 12′ (4.57m x 3.66m) A large double bedroom with windows to the north-west and south-east overlooking the garden. Radiators. Recessed spotlighting. Built-in wardrobe with hanging rail and shelf above. Further built-in airing cupboard with modern hot water cylinder and slatted shelving. A door opens to a

En-Suite Shower Room Fully tiled and comprising shower unit, WC and hand wash basin. Recessed spotlighting. Ladder style chrome towel radiator.

Bedroom Three 12′ x 11’5 (3.66m x 3.48m) Double bedroom with south-east facing window overlooking the rear garden. Built-in wardrobes with hanging rails and shelving. Recessed spotlighting. Radiator. A door opens to an

En-Suite Wet Room Fully tiled and benefitting from a large fitted mirror. WC, handwash basin and shower unit. Ladder style chrome towel radiator. Recessed spotlighting.

Stairs from the first floor galleried landing lead up to the

Second Floor

Landing and Study Area 12’8 x 12′ (3.86m x 3.66m) Here there is a gable end south-east facing apex window, which has lovely views over the garden and barns. This is ideal as an additional sitting room or study. The second floor landing has exposed timbers and radiator, recessed spotlighting and doors off to

Bedroom Four 18’7 x 12’2 (5.66m x 3.71m) A double bedroom with vaulted ceiling and exposed timbers. Recessed spotlighting. South-east facing dormer window with views and further north-east facing window. Wardrobe with hanging rail and shelving and further storage cupboards.

Bathroom Cleverly built into the eaves, this comprises bath, WC and hand wash basin. Ladder style towel radiator. Tiled flooring. Recessed spotlighting.

Bedroom Five 28′ x 11’10 (8.53m x 3.61m) A long double bedroom with vaulted ceiling and exposed timbers. Superb south-west facing floor to ceiling apex window. Further south-east facing dormer window. Radiator. Recessed spotlighting.

Outside High House is approached form the road via a five bar gate and shingle drive. The drive continues to the rear of the house where there is ample parking. Adjacent to the drive are a range of barns. The main historic barn is of brick construction under a slate roof. Internally it measures approximately 24′ x 16′ (part used as the studio). Adjoining this is a substantial timber barn of approximately 38′ x 25′. In addition is a timber store that measures approximately 15′ x 13′. Adjacent is the studio that comprises the office, kitchenette, and shower room.

The mature gardens surround the house and whilst predominantly laid to lawn, there are well established trees including an orchard area. In addition is a vegetable garden, meadow area and pond. A shingle patio area abuts the house which takes full advantage of the sun. In all, the grounds extend to approximately 2.5 acres.

Viewing Strictly by appointment with the agent.

Services Mains water and electricity. Oil fired central heating with under floor ground floor heating and first and second floor radiators. Modern private drainage system.

Council Tax Band F; £2,604.28 payable per annum 2020/2021

Local Authority East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: 01394 383789

EPC Rating C

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. 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. No guarantee can be given that any planning permissions or building regulations have been applied for or approved.

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.

3. Whilst in a pleasant rural location, it should be noted that the property lies adjacent to the A1120.

June 2020