Fressingfield, Near Eye, Suffolk

Guide Price £1,500,000 For Sale Detached farmhouse 6 Bedrooms
A superb six bedroom former farmhouse along with two bedroom annexe, range of traditional barns and cattle barn, in stand alone grounds of nearly 9 acres, in a wonderful rural position between Stradbroke and Fressingfield.
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Kitchen, dining room, sitting room, drawing room, garden room and downstairs wet room. Principal bedroom with en-suite bathroom and dressing room. Three further first floor double bedrooms, bathroom and en-suite cloak room. Two attic bedrooms, dressing room and shower room. Adjoining gardeners cloakroom, boot room, studio and laundry room. Cart Lodge Annexe used as holiday let with open plan sitting/dining room, kitchen, two double bedrooms and shower room. Range of traditional barns that have scope for a number of uses. Former cattle barn. Moated gardens and meadows. Grounds in all extending to 8.9 acres.

Location Moat Farm is situated in a superb, stand alone position along a private drive off a small lane, in grounds of 8.9 acres. The large villages of Stradbroke and Fressingfield are 3 miles and 1.5 miles respectively. Stradbroke offers local shops and services including a Spar convenience store that caters for all day-to-day needs, a bakery, butchers, medical centre, village hall, children’s play areas, hairdressing salon, library/Post Office, Stradbroke Baptist Church, two public houses, Church of England VC Primary School and Stradbroke High School. The historical and imposing All Saints Church, with its 15th century tower, is located in the heart of the village and is visible for miles around. There is also a sports centre with a swimming pool, gym and tennis courts, as well as numerous clubs and societies, including a popular cricket club, tennis club, bowls club and football clubs. In Fressingfield there are excellent local facilities including The Swan public house, The Fox & Goose restaurant, a well stocked shop, primary school, kindergarten, doctors’ surgery and a sports club with football, tennis and bowls facilities. A wider range of recreational and shopping facilities are available in Harleston (6 miles), Framlingham (10 miles) and Diss (11 miles), the latter also having a mainline train station to London Liverpool Street via Ipswich with the journey taking approximately 90 minutes. The Heritage Coast, with the popular centres of Southwold, Dunwich, Thorpeness and Aldeburgh, is approximately 15 miles as the crow flies.

Description Moat Farm offers an exciting opportunity for a buyer to purchase a wonderful, private, stand alone property. The house itself which is of timber framed construction has predominantly brick elevations under a tiled roof. Many of the rooms offer high ceilings. The property has six bedrooms and is understood to be Grade II Listed. The house extends to over 4,500 sq feet and has been significantly refurbished and modernised in the last circa 15 years. In addition is a converted cart lodge which is now an annexe with two bedrooms and is used fas a successful holiday let. There is also a range of historical barns that are useful for storage but could be converted for further uses. As well as an extensive area of hard standing, there are former cattle buildings. The house and buildings are surrounded by the properties own grounds which include the gardens, moat and meadows that in all extend to 8.9 acres.

The Accommodation

Moat Farmhouse

Ground Floor A main door to the side of the property opens to the

Entrance Hall North and west facing window. Pamment tiled flooring. Internal window to the dining room and door to the hallway. A further door opens to the boiler room which houses the oil fired boiler for the house.

Hallway Exposed timbers and travertine flooring. Radiator. Doors to the kitchen, sitting room, garden room and

Dining Room 17’0 x 14’5 (5.18m x 4.39m) A triple aspect room with east and south facing windows and an internal window to the hall. Travertine flooring. Large fireplace which is home to a wood burning stove on a pamment tiled floor. Radiator. Exposed timbers. Set of stairs to the first floor landing.

Kitchen 19’3 x 17’0 (5.87m x 5.18m) A stylish room fitted with a Kestrel kitchen with high and low level wall units with integrated dishwasher, space and plumbing for an American style fridge freezer and a range cooker with extractor fan above. Composite work surface with inset one and half bowl Franke stainless steel sink and mixer taps above. Kitchen island. North and west facing windows with lovely views. Travertine tiled flooring. Radiator. Recessed spotlighting.

Sitting Room 17’5 x 15′ 5 (5.31m x 4.70m) A well proportioned room with north facing window with fine views to the front of the property. Fireplace with bressummer beam above with wood burning stove. Exposed timbers. Wall light points. Radiators. Double doors to the garden room and further door to the

Front Hallway Door to the exterior. Radiator. Pamment tiled floor. Staircase to the first floor and understairs cupboard. A door opens to the

Drawing Room 17’2 x 17’2 (5.23m x 5.23m) A spacious, dual aspect room with north and east facing windows overlooking the grounds. Brick fireplace with wood burning stove. Radiator. Wall light points. A door opens to the

Garden Room 224’4 x 13’7 (7.42m x 4.14m) A fabulous extension to the house added circa 10 years ago. Of Oak framed construction under a tiled roof with wall to wall east, south and west facing windows as well as bi-fold doors and French doors opening to the garden. Recessed spotlighting. Tiled flooring with underfloor heating.

A door opens to the downstairs

Wet Room Fully tiled and comprising shower unit, WC and hand wash basin. Towel radiator. Recessed spotlighting.

From the dining room are stairs to the

Landing East facing windows. Exposed timbers. Radiator. Doors lead off to

Bedroom One 20’0 x 12’0 (6.10m x 3.66m) A most impressive principal bedroom suite with windows to the west and north with outstanding views over the grounds and barns. Exposed timbers and floorboards. Radiators. Wall light points. Doors lead to a dressing room and to an

En-Suite Bathroom Comprising bath with shower above and glazed screen, WC and hand wash basin. Towel radiator.

From the landing further doors lead to bedroom two, the bathroom and

Bedroom Four 13’3 x 12’3 (4.04m x 3.73m) A double bedroom with exposed timbers including a large blocked mullion window. Wall light points. Radiator. West facing window. Built-in linen cupboard with slatted shelving.

Bathroom Bath, shower unit, WC and hand wash basin. Exposed floorboards. Feature towel radiator. Recessed spotlighting. Radiator. West facing window.

Bedroom Two 17’6 x 15’2 (5.33m x 4.62m) A large double bedroom with feature brick fireplace and north facing window overlooking the moat and meadow. Exposed floorboards and timbers. Wall light points. A door opens to the inner landing where a set of stairs leads down to the ground floor front hall and further stairs lead up to the attic rooms. A door opens to

Bedroom Three 17’6 x 17’4 (5.33m x 5.28m) A spacious double bedroom with north and east facing windows with fine views. Exposed timbers and floorboards. Radiator. Wall light points. Feature fireplace. A door opens to an

En-Suite Cloakroom WC and hand wash basin. Exposed floorboards. Recessed spotlighting. Towel radiator.

From the inner landing, stairs lead up to the

Second Floor Attic Landing Exposed timbers. Exposed floorboards. Built in cupboards, one of which houses the first of two hot water cylinders. Doors leads off to the two attic bedrooms.

Attic Bedroom Five 28’0 x 12’0 (8.53m x 3.66m) A spacious double bedroom with vaulted ceiling with exposed timbers. Exposed floorboards. West facing window with views over the barns towards open countryside. Radiators. Eaves storage cupboard. A door opens to a

Dressing Room 9’11 x 7’8 (3.02m x 2.34m) Part vaulted ceiling with exposed timbers. Radiator. Door to a

Shower Room Comprising shower, WC and hand wash basin. Part vaulted timbers with exposed timbers. Recessed spotlighting. Door to a tank room which is home to the second hot water cylinder.

From the attic landing further door opens to

Attic Bedroom Six 17’5 x 12’0 (5.31m x 3.66m) This could have a multitude of uses and has a vaulted ceiling with exposed timbers and floorboards. East facing window. Radiator.

Immediately adjoining the house are a range of domestic outbuildings that include a Gardeners Cloakroom with WC and hand wash basin, a boot room, a studio measuring approximately 12’9 x 15’6 with wall to wall south facing windows, and also a laundry that measures 10’11 x 10’1 with low level wall units, has space and plumbing for a washing machine and a stainless steel sink.

The Cart Lodge Annexe A door opens to the

Kitchen 10’0 x 9’0 (3.05m x 2.74m) Wall units with space and plumbing for a fridge, slimline dishwasher and oven with hob and extractor fan above. Work surface with stainless steel sink and drainer and mixer taps above. West facing window. Tiled flooring. A door opens to the

Sitting/Dining Room 17’8 x 17’5 (5.38m x 5.31m) West facing window with lovely views over the adjacent farmland. Tiled flooring. Door to the exterior and doors to the two bedrooms and wet room.

Bedroom One 10’0 x 8’7 (3.05m x 2.62m) A double bedroom with west facing window and tiled flooring.

Bedroom Two 11’6 x 9’7 (3.51m x 2.92m) A double with east facing window. Tiled flooring.

Shower Room Predominantly tiled and comprising shower, WC and hand wash basin. East facing window. Towel radiator.

The Outside The property is approached from a small lane via gates onto a private drive that just serves Moat Farm. Adjacent to this is a meadow enclosed by hedging. The drive continues for approximately 200 metres and leads to the former farmstead where there is a substantial amount of hard standing, the former cattle barns, the cart lodge annexe and a range of traditional barns which are of timber, brick, flint and clay lump construction under a tiled roof. These barns are made up of a number of useful rooms, one of which is fully insulated, and there is also a first floor to part along with cart lodges. The barns make for ideal storage but have scope to be converted, subject to the normal consents. The cattle buildings are of steel portal construction with part block construction. The building is divided into three sections, the first if which measures approximately 71′ x 27′. The second 71′ x 29′ and the third, 71′ x 30′. This makes for ideal storage and beyond the cattle barn is further area of concrete hard standing and grass and mature trees.

Beyond the cart lodge annexe, cattle barn and the historic barns is the house itself. There is a moat to the north, east and south of the house and feature bridges cross this. There are also two pontoons and it is envisaged that an incoming buyer may enjoy the moat as a swimming pond. The gardens surrounding the house are predominantly laid to lawn and contain mature trees. To the south of the house is a patio area and raised flower and vegetable beds as well as a barbecue area. Beyond the garden is a second meadow that is enclosed by post and rail fencing and hedging. In all, the grounds extend to approximately 8.9 acres.

Viewing Strictly by appointment with the agent.

EPC No EPC as Listed.

Local Authority Mid Suffolk District Council, Endeavour House, 8 Russell Rd, Ipswich IP1 2BX; Tel: 0345 6066067

Council Tax Moat Farm House Band G; £3224.03 payable per annum 2022/2023.

Council Tax Cart Lodge Annexe Rateable Value £2,600 (the vendors have claimed small business relief and therefore have not paid rates)

Services Mains water (one supply to the whole property), mains electricity (one supply to house and buildings and a separate supply to the cart lodge annexe). Modern sewage treatment plant (serving the whole property). Oil fired central heating (one supply to the houses oil fired boiler and a second supply to the cartlodge annexes oil fired combination boiler that serves the underfloor heating).

Local Authority Mid Suffolk District Council, Endeavour House, 8 Russell Rd, Ipswich IP1 2BX; Tel: 0345 6066067

NOTE 1. Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point, which is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract. All measurements quoted are approximate.  The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order.  Photographs are reproduced for general information and it cannot be inferred that any item shown is included. No guarantee can be given that any planning permission or listed building consent 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. Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan.

2.The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers and buyers identity.

3. A public footpath runs along the eastern boundary of the property.

July 2022

Stamp Duty

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