Location
Ufford Place is an exclusive development of individual homes many of which date from the 1960s. Ufford is located approximately 3 miles to the north of the market town of Woodbridge which is steeped in history and has a good selection of schools and many amenities including shops, restaurants, two theatres, sports clubs and medical facilities. The village of Ufford has two distinct parts: the lower part is now a conservation area, known as Lower Ufford. Here there is a public house, The White Lion, a Parish Church and many beautiful walks over the water meadows and along the River Deben. The upper part of the village – known as Ufford – also has a public house, The Crown. The Ufford Park Hotel Golf & Spa (with 18 hole golf course, driving range and spa membership) is adjacent to Ufford Place. The County Town of Ipswich is approximately 12 miles from Ufford with direct rail links to London Liverpool Street Station. Nearby schools include The Abbey (Preparatory School), Woodbridge School (Senior School), Melton Primary School, and Farlingaye High School.     

Description
Brindles is a detached house of brick and block construction under a tiled roof that was constructed in the early 1970’s. It has the advantage of still offering the style of the era such as the staircase, large windows and wood block flooring. The windows are of particular note, as many of them have been replaced with high quality units built by Andersen Windows, who are based in the United States. Internally, there is spacious accommodation, particularly on the ground floor where there is a well equipped kitchen and breakfast room, a living/dining room, sitting room with fireplace, utility room and cloakroom. On the first floor are four bedrooms and an impressive bathroom. Attached to the house is the original garage and it is envisaged that an incoming buyer may choose to extend the living accommodation into this/over this, subject to normal consents. 

Of particular note is the parking the property has and detached garage. This substantial building is fully insulated and it would not take a great deal of work to convert it into a annexe. It is however, currently ideal as garaging, workshop, home office or gym etc. The gardens surround the house and are mainly laid to lawn, containing specimen trees and raised vegetable beds. 

The Accommodation
The House

Ground Floor
A glazed front door, flanked on both sides by windows, leads to the 

Hallway
Stairs to the first floor landing with understairs recess/study area.  Tiled flooring.  Recessed spotlighting.  Built-in cloak cupboard with hanging rail and shelf above. Radiator. Doors lead to the sitting room, kitchen/breakfast room and cloakroom.

Cloakroom
WC and hand wash basin with cupboards below.  Tiled flooring with electric underfloor heating.  Part tiled walls.  South facing window with obscured glazing.  Ladder style towel radiator.

Kitchen/Breakfast Room  23’7 x 8’3 (7.19m x 2.51m)
Large north facing windows and glazed sliding doors opening to the patio.  The kitchen area is fitted with high and low level wall units with integrated fridge, freezer, dishwasher and double electric oven.  Corian work surface with inset one and a half bowl Franke stainless steel sinks with mixer taps above.  Five ring halogen hob with extractor fan above.  Built-in glass fronted drinks cabinet.  Recessed spotlighting.  Radiators.  Recessed Monitor ceiling speakers.  The kitchen area has a tiled floor with electric underfloor heating and a radiator with towel rail.  The breakfast area has wood block flooring.  

Doors lead to the living/dining room, sitting room and utility room.

Utility Room  8’ x 6’ (2.44m x 1.83m)
Low level wall units with space and plumbing for a washing machine and tumble dryer.  Work surface with stainless steel sink, drainer and mixer taps above.  Tiled flooring.  Recessed spotlighting.  North facing UPVC window overlooking the rear garden and partially glazed UPVC door to the exterior.  Radiator.  Fitted cupboards with shelving.  Door to the Airing Cupboard.

Airing Cupboard 
Comprising large, pressurised hot water cylinder, new water softener, slatted shelving and control system for the solar thermal array.  Automatic lighting.

Living/Dining Room  18’ x 10’ (5.49m x 3.05m)
A triple aspect room with north and west facing windows overlooking the gardens as well as east facing sliding doors opening out to the patio.  Wood block flooring.  Radiator.

Sitting Room  17’ x 12’7 (5.18m x 3.84m)
South facing window with views to the front of the property.  Wood block flooring.  Radiator.  Baxi fire  with granite surround and hearth.  Recessed spotlighting.  Radiator.  Door to the Hallway.

From the Hallway, the stairs rise to a half landing and then continue to the First Floor Landing

Landing
Floor-to-ceiling east facing window.  Recessed spotlighting.  Radiator.  Hatch with pull down ladder to boarded attic space.  Doors lead off to the four bedrooms and bathroom.

Bedroom One  14’4 x 10’2 (4.37m x 3.10m)
A double bedroom with floor-to-ceiling east facing window with fine views (see notes).  Further south facing window.  Radiator.

Bedroom Two  14’7 x 9’3 (4.45m x 2.82m)
A double bedroom with large south facing window overlooking the front of the property.  Recessed spotlighting.  Radiator.  Built-in wardrobes with hanging rails and shelving.

Bedroom Three  11’9 x 9’4 (3.58m x 2.84m)
A double bedroom with west facing window.  Laminate flooring.  Recessed spotlighting. 

Bedroom Four  8’7 x 7’3 (2.62m x 2.21m)
A single bedroom with north facing window with delightful views over  the garden and rooftops towards open meadows.  Fitted shelving.  Laminate flooring.  Radiator.

Bathroom
Fully tiled with electric under floor heating.  Comprising bath with shower attachment, hidden cistern WC, hand wash basin, shower and bidet.  Mirror fronted cabinet.  Spotlighting.  Recessed ceiling speakers.  Tower radiator.  

Outside
The property is approached via the cul-de-sac onto a shingle drive providing ample off-road parking for a number of vehicles.  This leads to the two garages.  One is attached to the house and is of brick construction.  It has has an up-and-over door to the front as well as two personnel doors to the side.  It is home to the gas fired boiler.

The second garage is a substantial detached building measuring 22’ x 21’ (6.71m x 6.40m), of block construction with brick elevations under a pitched pan tile roof.  The building is fully insulated to the walls, flooring and ceiling and has recessed spotlighting throughout.  There is a hatch with pull down ladder to a partly boarded loft space. To the front are two remote controlled roller doors as well as personnel door and windows.  In addition there is electric under floor heating and to the side of the garage is an EV charging point.

The gardens surround the house and are predominantly laid to lawn.  In addition, are specimen trees including an ornamental Japanese Maple, Beech, Bay and Palm tree.  The garden is enclosed by mature hedging and there is a substantial patio area abutting the rear of the house.  To the east of the house/garage is a chicken run, and beyond this, raised vegetable and herb beds.  In all, the grounds extend to 0.36 acres.
  
Viewing
Strictly by appointment with the agent.  

Services
Mains water, drainage, electricity and gas. External gas points for a barbecue. Gas fired central heating.  Solar panels for hot water. 

Broadband  It is understood that the property has fibre to the premises. To check the broadband coverage available in the area click this link –
https://checker.ofcom.org.uk/en-gb/broadband-coverage

Mobile Phones To check the mobile phone coverage in the area click this link – 
https://checker.ofcom.org.uk/en-gb/mobile-coverage

EPC
Rating = C (copy available upon request)

Council Tax
Band E; £2,092.35 payable per annum 2024/2025

Local Authority
East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: 0333 016 2000 

NOTES
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 buyer may wish to replace the floor to ceiling east facing window in the Bedroom 1. However, it is envisaged that a buyer may extend the property to the east, with these windows removed. Therefore, the works have not been undertaken by the vendor.   May 2024