Porch, reception hall, dining room, drawing room, kitchen, sitting room, utility room, cloakroom and downstairs bathroom. Cellar. Five first floor bedrooms along with three en suite bath/shower/ cloakrooms. Shower room. Two attic bedrooms. Gardens with field views and pond extending to an acre.
Substantial outbuildings including studio, workshop, garage and stores.
Location Boundary Farm stands in a lovely position on the outskirts of the historic market town of Framlingham. This popular town boasts a good selection of independent shops and businesses, including cafes, restaurants, hairdressers, antique shops, a travel agency and delicatessen. It is also home to The Crown Hotel, Barclays Bank and a Cooperative supermarket. Off the Market Hill are a number of other businesses providing day-to-day services including pubs, vets, a medical centre and schools. Sir Robert Hitcham’s Primary School is highly regarded and Thomas Mills High School is considered one of the best state schools in the East of England. There is also Framlingham College, which is well served by its preparatory school at Brandeston Hall, some 5 miles away. Framlingham is perhaps best known for its magnificent castle, which is managed by English Heritage. More latterly, Framlingham was included within the top four places in the country to live by The Sunday Times. Framlingham is surrounded by delightful villages, many of which have popular public houses.
There are lovely walks into the surrounding countryside, with amenities such as golf in nearby locations such as Cretingham (6 miles), Woodbridge (12 miles) and Aldeburgh (13 miles). The world famous Snape Maltings Concert Hall is within easy reach (10½ miles). There is also bird watching at the RSPB centre at Minsmere (15 miles). Framlingham is only 12 miles from the coast as the crow flies, with popular destinations such as Southwold, Dunwich, Thorpeness and Orford.
The county town of Ipswich lies approximately 18 miles to the south-west and from here are regular services to London’s Liverpool Street station, scheduled to take just over the hour.
Description Boundary Farm is a most impressive Grade II Listed period house of predominantly brick and timber frame construction under a peg tiled roof. The substantial accommodation extends to over 3500 square feet and offers 3 reception rooms as well as hall, kitchen, utility room, cloakroom and downstairs bathroom. On the first floor are five spacious bedrooms, one with an en-suite bathroom, another with an en-suite shower room and a third with an en-suite cloakroom. In addition is a shower room. On the second floor are two attic bedrooms. The house has been used as a bed and breakfast for many years and it offers great scope for dual family occupation with the sitting room and utility room and bedroom above previously being used as an annexe if desired.
The house sits in a wonderful rural position but has the advantage of having neighbours and only being 2 miles from the centre of Framlingham. To the north, south and west there are field views. The garden itself is relatively low maintenance and includes an attractive pond. In addition are an excellent range of outbuildings including substantial studio with wood burning stove, workshop with stove, garage and stores.
Ground Floor A historic front door which is believed to have come from a former rectory in Devon leads to the
Porch Tiled flooring. East facing window and door to the
Reception Hall West facing window overlooking the gardens. Primary staircase to the first floor landing. Built in shelved cupboard. Radiator. Wall light points. Doors lead to the downstairs bathroom, dining room and the
Cellar (restricted head height) 15′ x 7’11 West facing window. Sump pump.
Bathroom Comprising roll edge bath with shower above, WC and hand wash basin. North facing sash window with obscured glazing. Radiator. Strip light and shaver point.
Dining Room 14’ll x 13’6 (4.55m x 4.11m) A dual aspect room with east and west facing sash windows with secondary glazing. Brick fireplace. Wall light points. Radiators.
Drawing Room 16′ x 15′ (4.88m x 4.57m) A well proportioned dual aspect room with north and south facing sash windows with secondary glazing overlooking the front and rear of the property. Inglenook fireplace with wood burning stove, flanked on one side by fitted shelving. Radiators. Wall light points. A door opens to the
Kitchen 15’4 x 15′ (4.67m x 4.57m) Again having dual aspects to the north and south. Fitted with a range of low level wall units with roll edge work surface incorporating a one and a half bowl silica resin sink with drainer and mixer taps above. Space and plumbing for a washing machine and dishwasher. Space for fridge freezer. Tiled flooring. Spotlighting. Exposed timbers. Rayburn stove. A door opens to the
Side Hallway Second staircase to the first floor landing. Under stairs recess. Tiled flooring. Radiator. Partially glazed doors to the front and rear of the property. A door opens to the utility room with a further door leading to the
Cloakroom WC and handwash basin. Tiled flooring.
Utility Room 17′ x 15’6 (5.18m x 4.72m) An excellent scullery or secondary kitchen. Low level wall units with roll edge work surface and one and a half bowl stainless steel sink with taps above. North and east facing window. Esse wood fired stove. Space for fridge freezer and tumble drier. Tiled flooring. Exposed timbers. A door opens to a third set of stairs leading to the first floor and a further door opens to the
Sitting Room 17′ x 14’7 (5.18m x 4.45m) A further light dual aspect room with east facing French doors opening onto the garden and west facing window. Radiators. Wall light point.
The first set of stairs in the ground floor reception hall lead to the
Landing North and south facing sash windows with wonderful views over the adjacent countryside. Wall light points. Radiators. Secondary staircase down to the ground floor side hallway. Doors lead off to the first floor bedrooms and rear landing.
Bedroom One 17′ x 16′ (5.18m x 4.88m) A spacious master bedroom with east and south facing windows with terrific views over the garden and adjacent farmland. Radiator. Wall light points. Exposed timbers. A door opens to an
En Suite Bathroom Comprising bath with shower above, WC and hand wash basin. Radiator. Shaver point. East facing window.
Bedroom Two 15’6 x 11’6 (4.72m x 3.51m) A double bedroom with south facing sash window with secondary glazing and lovely views. Hand wash basin. Blocked cast iron fireplace with timber surround. Radiator.
Bedroom Three 15’9 x 11’5 (4.80m x 3.48m) A large double bedroom with south facing sash window with secondary glazing, again with lovely field views. Exposed brick wall and blocked fireplace. Fitted cupboards. Radiator. A door opens to an
En-Suite Cloakroom WC and hand wash basin. Wall light points. Shaver point.
Bedroom Four 14’10 x 11’7 (4.52m x 3.53m) A spacious double bedroom with west facing sash window with secondary glazing overlooking the garden, meadow area and farmland. Blocked cast iron fireplace with timber surround. Radiator. Hand wash basin. Strip light with shaver point. A door opens to an
En Suite Shower Room Comprising shower, WC and chrome style towel radiator. West facing window.
Bedroom Five 11′ x 9′ (3.35m x 2.74m) A good size single bedroom with west facing sash window with secondary glazing enjoying pleasant views. Radiator. Hand wash basin. Wall light point. Exposed timbers.
From the landing a door opens to the rear landing where the third staircase leads down to the ground floor utility room. A further staircase leads up to the second floor attic rooms and a door opens to the
Shower Room Comprising large shower unit with drencher head, WC and hand wash basin. Recessed spotlighting. Strip light with shaver point. Towel radiators. North facing window. Cupboards with shelving, hanging rail and hot water tank.
Attic Bedroom Six 15’3 x 13′ (4.65m x 3.96m) A walk through double bedroom or sitting room with north facing window. Exposed timbers. Radiator. Fitted wardrobe with hanging rail. Door opens to
Attic Bedroom Seven 15′ x 13′ (4.57m x 3.96m) A lovely seventh bedroom enjoying wonderful southerly views over the garden, pond and open countryside. Radiator.
Outside Boundary Farm is approached from the small lane via two access points. The first is a stone drive leading to the front of the house where there is ample parking. The second leads to the range of outbuildings and again provides ample space for parking. The gardens are predominantly to the east, south and west of the house. They are laid to lawn and contain beds, trees and shrubs. In addition is a small meadow area with chicken run. The garden also contains an attractive pond adjacent to which are the outbuildings. These include wood and coal stores and also a further store which is home to the oil tank and water accumulator tank. The main range of buildings are of brick and timber construction under a pan tile roof. These comprise a large studio measuring 34′ x 16′ with a wood burning stove. Power and light are connected. Adjacent is the workshop measuring 15′ x 15′. This has a stove and power and light are connected. Adjoining is a store of 15′ x 4’11. Beyond this is a garage with double doors to the front measuring 15′ x 11′. Adjacent is a further store measuring 15′ x 11′. In all, the grounds extend to 1 acre.
Viewing Strictly by appointment with the agent.
Services Mains water and electricity. Modern private drainage plant. Oil fired central heating.
Council Tax Band G; £2,958.22 payable per annum 2019/2020
Local Authority East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: 01394 383789
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.