Yoxford, Near Saxmundham, Suffolk

Guide Price £1,295,000 Sold STC Detached House 5 Bedrooms
A stand alone farmhouse with substantial range of buildings and grounds of 15 acres, located in Yoxford, 6 miles from the coast.

600 metre private drive. House comprising drawing room, dining room, conservatory, sitting room, kitchen/breakfast room, utility room, pantry, study and cellar. Four first floor double bedrooms and bathroom. Second floor bedroom and bathroom. Pretty gardens with pond and swimming pool. Extensive range of traditional and more modern barns and cartlodges extending to circa 20,000 sq feet. Meadows and woodland with grounds in all extending to 15 acres.

Location Grove Farm has the great advantage of being completely stand-alone and in an idyllic rural location, but at the same time, being within walking distance of Yoxford and all the popular village has to offer. The village has a store, an assortment of antique shops and galleries, a primary school, tennis, bowls and cricket clubs, two pubs, cafes and restaurant and the Satis House restaurant/hotel. It is located adjacent to the A12 trunk road giving easy access to the north and south as well as to the Heritage Coast with the popular resorts of Aldeburgh (10 miles), Dunwich (6 miles), Walberswick (8 miles), Southwold (10.5 miles) and Snape (7.5 miles) all within a short drive. Yoxford is also home to the annual Arts Festival held in August each year which features musicians, actors and poets, with many workshops, masterclasses and exhibitions being held in the village. There is a railway station at Darsham (1.5 miles from the property) and this provides regular services to Ipswich with links to London’s Liverpool Street station. There is also a further railway station at Saxmundham (4 miles) which benefits from shops including Waitrose and Tescos supermarkets.

Description Grove Farm is a fabulous property comprising an unlisted, predominantly red brick period dwelling comprising three receptions rooms, a kitchen/breakfast room, conservatory, utility room and study. On the first floor are four double bedrooms and bathroom and on the second floor, a further bedroom and bathroom. The house stands in pleasant gardens and has a swimming pool. Adjacent is the former farmyard where there are an extensive range of traditional and more modern buildings. The grounds that comprise meadow and woodland, in all extending to 15.1 acres.

The Accommodation

The House

Ground Floor A glazed front door with window above provides access to the

Hallway Stairs to the first floor landing. Radiator. A door opens to the sitting room and

Dining Room 15’4 x 13′ (4.62m x 4.01m) South-east facing sash window to the front of the property. Fireplace with timber surround. Radiator.

Drawing Room 15’4 x 13’3 (4.67m x 4.04m) South-east facing window with views over the front garden and pond. Fireplace housing woodburning stove. Radiator. Recessed spotlighting. Exposed timbers. French doors open to the

Conservatory 18′ x 12′ (5.49m x 3.66m) South-east, south-west and north-west facing windows. Door to the exterior. Radiator.

A further door from the drawing room opens to the

Kitchen/Breakfast Room 19’11 x 15’3 (6.07m x 4.65m) Fitted with high and low level wall units with a roll edge work surface and two inset stainless steel sinks with mixer taps above. Integrated electric oven and four ring Neff induction hob. Four oven oil fired Aga. Space for American style fridge freezer. Kitchen island with granite work surface and cupboards. Recessed spotlighting. Karndean style flooring. South-west facing windows. Radiator. Doors lead to the sitting room, study and

Utility Room 13’2 x 12′ (4.01m x 3.66m) Space and plumbing for a washing machine and tumble drier. Stainless steel sink with taps above. Radiator. Hatch to roof space. Water softener. North-west facing window and stable style door to the exterior. A door opens to the

Cloakroom Comprising WC and north-west facing window with obscured glazing. Radiator.

Study 13′ x 8′ (3.96m x 2.44m) Fitted desks and shelves. North-west facing window.

Sitting Room 15′ x 13’4 (4.27m x 4.06m) Fireplace with timber surround. North-east facing sash window overlooking the garden. Radiator. Doors lead to the cellar and

Pantry 13′ x 7′ (3.96m x 2.13m) Fitted shelving. Suffolk brick flooring. North-west facing window.

Cellar 13′ x 8′ (3.96m x 2.44m) Suffolk brick flooring. North-west facing window.

From the ground floor hallway stairs lead up to the

First Floor

Landing South-west facing sash window with fine views over the garden pond. Radiators. Stairs to the second floor and doors to the bedrooms and bathroom.

Bedroom One 15′ x 13’5 (4.57m x 4.09m) South-east facing sash window to the front of the property. Built-in wardrobes. Cast iron fireplace with timber surround. Radiator.

Bedroom Two 15′ x 13’5 (4.57m x 4.09m) A double bedroom with south-east facing sash window to the front of the property. Radiators. Built-in wardrobe.

Bedroom Three 15′ x 13’5 (4.57m x 4.09m) North-west facing window to the rear of the property. Radiator. Cast iron fireplace with timber surround. Recessed spotlighting.

Bathroom Comprising bath with shower above and glazed screen. WC. Handwash basin. Ladder style chrome towel radiator. Airing cupboard housing a lagged hot water cylinder and slatted shelving.

Bedroom Four 15’3 x 11′ (4.65m x 3.35m) A fourth double bedroom with north-west facing window to the rear of the property. Radiator. Recessed spotlighting. Cast-iron fireplace with surround.

Stairs on the landing lead up to the

Second floor

Landing Automated lights. Built-in cupboard. Doors lead to bedroom five and the second floor bathroom.

Bedroom Five 17′ x 12′ (5.18m x 3.66m) A twin room with central chimney breast and north-east facing window.

Bathroom Comprising bath with shower above and glazed screen. Contemporary rectangular hand wash basin with mixer taps above and shelving below. Ladder style chrome towel radiators. South-west facing window overlooking the swimming pool and barns. Recessed spotlighting. Built-in cupboard and hatch to attic space.

Outside The property is approached from the A12 via a 600 metre concrete private drive which serves Grove Farm (with the neighbouring farmer having a right of way over part of it for access to fields). The drive leads to the house and substantial range of buildings as well as the meadows.

The gardens surround the house itself and to the front and side is lawn as well as a pond which is partially fenced and steps leading down to a jetty. To the south-west of the house is the outdoor swimming pool that measures approximately 28′ x 14′. It is enclosed by mature hedging and fencing and beyond this is a patio area and parking with open fronted double car port and store. To the rear of the house are vegetable gardens.

Beyond the domestic part of the property is the former farmstead that not only contains the more modern agricultural buildings but a most attractive range of vast red brick barns. Measurements can be found on the floorplan within the brochure. It is anticipated that the local planning authority may look favourably upon an application to convert the barns to dwellings but this has not been investigated by the vendors nor the agents. The property will not be sold with any new covenants or overage.

Beyond the traditional buildings are the more modern agricultural buildings and again these could have scope for re-development and would be ideal for equine use or storage. In addition are five grain silos.

Beyond the buildings and hard standing are the meadows and also the woodland which extends to approximately 3.75 acres. In total the grounds, including the driveway amount to approximately 15.1 acres.

Viewing Strictly by appointment with the agent.

Services Two mains water supplies. Mains electricity. Oil fired central heating. Septic tank (a buyer should budget to install a new modern sewage treatment plant).

Council Tax Band F; £2,569.72 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 F

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. Interested parties should rely on their own/their surveyors investigations as to the construction type of the property and its condition. 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. Any plans are indicative only and may not be the same as the transfer plan/s.  No guarantee can be given that any planning permissions or listed building contents 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. It is understood that the swimming pool is heated albeit the boiler no longer works and needs to be replaced.

4. The vendor has informed the agent that there are no footpaths through the property.

June 2020