Huntingfield, Near Halesworth, Suffolk

Guide Price £899,500 Sold STC Barn Conversion 5 Bedrooms
A superb five bedroom brick barn conversion, situated in a delightful rural location within the parish of Huntingfield.

Reception hall, kitchen/breakfast room, dining room, boot room, utility room and cloakroom. Stunning vaulted sitting room. Ground floor double bedroom and en-suite shower room. Four first floor bedrooms, en-suite shower room and bathroom. Northern courtyard with parking and four bay cart lodge.

Workshop and Garden Store. Garden and southern courtyard with an additional store. Extending in all, to approximately 0.25 acres.

Location Hill Farm Barn is situated in a wonderful location which is adjacent to just one other farmhouse and next to the Heveningham Estate. It is understood that this was built as a model farm with the principle intent of providing dairy products for the Estate. Huntingfield itself is approximately 0.8 miles from the property and has a sought after pub, the Huntingfield Arms. The village has an active community and benefits from a new village hall which hosts numerous activities each week. Huntingfield is situated some 4 miles to the south-west of Halesworth, a popular market town with a railway station with connecting services to Ipswich and onto London’s Liverpool Street station. Halesworth also benefits from a Co-operative supermarket, garages, a medical centre, primary school, library and excellent local shops, pubs and restaurants. The historic market town of Framlingham lies some 10 miles to the south of the property and offers further facilities and schooling in both the state and private sectors. The well regarded coastal town of Southwold is about 14 miles to the east and the RSPB Minsmere (featured in the BBCs Springwatch TV series) is about 12 miles. Also within the vicinity are the popular resorts of Dunwich, Aldeburgh, Thorpeness and also Snape, with its well renowned Concert Hall. The larger town of Beccles, at the southern point of the Suffolk and Norfolk Broads, is approximately 16 miles to the north and offers further facilities.

Description Hill Farm Barn was converted approximately nine years ago to a particularly high standard. It is a most attractive red brick barn under a predominantly slate tiled roof. It offers a high standard of fittings and fixtures and has numerous benefits including a zoned LPG central heating system with underfloor ground floor heating, high level of insulation , replaced timber framed double glazed windows and doors, along with en-suites to the principal and guest bedroom. There are vaulted ceilings to the principal reception rooms and of particular note is the sitting room with floor to ceiling windows to the south and north. The barn occupies a mature plot extending to approximately a quarter of an acre and has ample car parking space to the northern courtyard with cart lodges, a garden store and workshop. A south facing courtyard enjoys the sun for much of the day and overlooks an adjacent meadow and woodland.

The ground floor accommodation comprises a reception hall, 28′ sitting room, study, guest bedroom number five with en-suite facilities, a large L-shaped kitchen/breakfast room with stylish units, utility room, cloakroom, 28′ x 12′ dining room and spacious cellar/boot room. The first floor accommodation has a feature walkway landing/principal bedroom with en-suite shower room and three further bedrooms. There are views from many of the rooms over the adjacent countryside and woodland. The living accommodation extends to just over 3,000 sq ft with the total accommodation including various outbuildings extending to approximately 4,000 sq ft.

The Accommodation

The Barn

Ground Floor The main door provides access to the

Reception Hall Ceramic tiled flooring, partially exposed brickwork, recessed spotlighting and south facing window. Oak staircase leading to the first floor landing with understairs cupboard. Doors lead off to the kitchen/breakfast room and a further door leads to the

Sitting Room 27’6 x 18’3 (8.38m x 5.56m) A stunning triple aspect room with floor to ceiling windows to the south and north with views over the garden, southern and north courtyards. Vaulted ceiling to first floor level with character added by a galleried walkway landing. Engineered oak flooring to part with a contemporary wood burning stove. Further seating area with carpet floor covering. Recessed spotlighting that includes French doors opening out to the garden. A door opens to an

Inner Hallway East facing window overlooking the northern courtyard. Recessed spotlighting. Doors open to ground floor bedroom five and the

Study 9’3 x 8’0 (2.82m x 2.44m) This could be used as a sixth bedroom if required. It has a west facing window overlooking the garden. Recessed spotlighting. Hatch to roof space. Carpet floor covering.

Bedroom Five/Guest Suite 26′ x 12’2 (7.92m x 3.71m) A dual aspect room with windows overlooking the northern courtyard and French doors opening up to the garden. Fitted wardrobes with hanging rails, and shelving with glass fronted sliding doors. Recessed spotlighting. Carpet floor covering. A door opens to an

En-Suite Shower Room Comprising shower unit, hand wash basin with cupboard below and WC. Ladder style chrome radiator. Tiled flooring. West facing window with obscured glazing. Recessed spotlighting. Shaver point and mirror with lighting.

From the reception hall a door leads to the

Kitchen/Breakfast Room Kitchen 18′ x 13’4 (5.49m x 4.06m) Breakfast Room 15’5 x 7’10 (4.7m x 2.4m) This L-shaped room includes a breakfast area with a south facing window and stable style door opening to the south courtyard as well as tiled flooring and recessed spotlighting leading through to the kitchen area. This most impressive area is fitted with a stylish range of high and low level wall units with Quartz work surface with inset one and a half bowl Franke stainless steel sink with mixer taps above. Cupboard housing water softener. Integrated microwave. Double range Smeg cooker with six gas hobs above and extractor fan. Space and plumbing for a dishwasher and American style fridge freezer. Breakfast bar with cupboards below. North facing window overlooking the rear courtyard. A large opening and steps lead down to the

Dining Room 28’5 x 12’6 (8.66m x 3.81m) Another most impressive spacious room with part vaulted ceiling, and dual aspect full height windows to the east and west overlooking the southern courtyard. Ceramic tiled flooring. Recessed spotlighting. French doors to the exterior. A door opens to the

Boot Room 12’6 x 9’9 (3.81m x 2.97m) A versatile room which the vendors use as a boot room/cellar/pantry. Ceramic tiled flooring. Recessed spotlighting. West facing window and door to the exterior.

From the breakfast area doors lead off to the cloakroom and

Utility Room 11′ x 9’6 (3.35m x 2.90m) Low level wall units with space and plumbing for a washing machine and tumble drier. Granite and Teak work surfaces and butler sink with mixer taps above. Ceramic tiled flooring. Window overlooking the southern courtyard and door to the exterior. Recessed spotlighting. Built-in cupboards housing the LPG gas fired boiler and also the modern hot water cylinder with pressurising tank.

Cloakroom WC and hand wash basin. Tiled flooring. Recessed spotlighting. North facing window with obscured glazing.

From the reception hall Oak stairs lead up to the

First Floor

Landing North and south facing skylights, radiator, recessed spotlighting and built-in eaves storage cupboards. This leads to the feature galleried walkway that is above the sitting room. Doors lead off to the four first floor bedrooms and bathroom.

Bedroom One 18’2 x 13’6 (5.54m x 4.11m plus wardrobe space) A delightful room with east facing windows and French doors with Juliet balcony enjoying fine views over an adjacent belt of woodland, and the undulating countryside beyond. Further south facing skylights. Radiators. Range of fitted wardrobes with hanging rail and shelving, with glass fronted sliding doors. Exposed timbers. Recessed spotlighting. Carpet floor covering. A door opens to an

En-Suite Shower Room Comprising shower, WC and hand wash basin with cupboard below. Shaver point. Mirror with lighting. Ladder style chrome towel radiator. Recessed spotlighting. North facing skylight.

Bedroom Two 15’7 x 7’10 (4.75m x 2.39m) South facing window and skylight overlooking the southern courtyard and land beyond. Recessed spotlighting. Carpet floor covering. Radiator. Fitted wardrobes with hanging rails, shelving and glass fronted sliding doors.

Bathroom Comprising bath, WC and hand wash basin with cupboard below. Mirror with lighting. Ladder style chrome towel rail. Tiled flooring. North facing window and skylight.

Bedroom Three 13’3′ x 9’2 (4.04m x 2.79m) A double bedroom with west facing window. Radiator. Carpet floor covering. Recessed spotlighting. Fitted wardrobes with hanging rail and shelving with glass fronted sliding doors.

Bedroom Four 13’3 x 8’6 (3.50m x 2.59m) A double bedroom or large single with west facing window. Carpet floor covering. Radiator. Recessed spotlighting. Built-in wardrobe with hanging rail, shelving and glass fronted sliding doors.

Outside The main entrance to the property from the road is via a double five bar wooden gate onto a shingle parking area which is a northern courtyard to the barn. Adjacent to this is a four bay cart lodge with lighting. At one end is a workshop measuring 16′ x 12’7 (4.88m x 3.84m) which has an east facing window and power and light connected. At the other end of the cart lodge is the garden store that measures 13′ x 12’7 (3.96m x 3.84m) and has a door leading to the garden. Again this has power and light connected.

The garden is mainly laid to lawn but contains fruit trees, flower beds and shrubs. The vendor also keeps bees in this area. A five bar gate leads to a right of way to the road. There is also access to the southern courtyard. This is laid with shingle and has raised beds that contain white iceberg roses and herb beds. There is a brick patio area abutting the dining room and breakfast room. This is enclosed by low level red brick walls and enjoys lovely views overlooking the adjacent meadow and woodland. Adjacent to the front courtyard is a brick built store under a brick tiled roof. In all the grounds extend to approximately 0.25 acres.

Viewing Strictly by appointment with the agent.  Please follow current Covid-19 government guidelines.

Services Mains water and electricity. LPG gas fired central heating with underfloor heating on the ground floor and radiators on the first floor. Modern private drainage system.

Council Tax Band G; £3,240.13 payable per annum 2022/2023

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

EPC Rating = C (copy available from the agents via email)

NOTES 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.

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.

Whilst the vendors are not aware of any nearby planning applications that negatively impact the property, they have pointed out that Heveningham Estate had been granted permission under reference DC/21/3571/FUL for small holiday units and a new drive that runs to the east of the property over the road. Interested parties may wish to view the application/plans on the East Suffolk Planning website.

The bees/hives will be removed but this has to be done at a certain time of year and the vendors hope the buyer will be sympathetic to this request.

A site plan is included within the particulars. The property is outlined in red. Hill Farm Barn has a right of way for all purposes at all times with or without vehicles over the drive indicatively shaded yellow.

April 2022

Stamp Duty

Your calculation:

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.