Yoxford, Suffolk

Guide Price £625,000 Sold STC House 5 Bedrooms
A spacious Grade II Listed five bedroom house in the centre of the well regarded and popular village of Yoxford.
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Entrance hall, drawing room, sitting room, dining room, sun room, kitchen/breakfast room, study, utility room, cloakroom and cellar.

Master bedroom with en-suite bathroom, two guest bedrooms with en-suite shower rooms, two further bedrooms, family bathroom and attic room. Landscaped gardens to the front and rear. Outbuildings and car parking for four to five vehicles.

Location London House will be found just off the High Street in the very centre of Yoxford, a highly desirable village with a village store, an assortment of antique shops and galleries, a primary school, tennis, bowls and cricket clubs, two pubs, cafés and restaurants and the Satis House restaurant/hotel. It is located adjacent to the A12 trunk road giving it 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, master classes and exhibitions being held in the village. The nearby railway station at Darsham gives regular services to Ipswich and, in turn, onto London Liverpool Street Station. There is also a railway station at Saxmundham, (4 miles), and further facilities including Waitrose and Tesco supermarkets.

Description London House is a stunning example of a Grade II Listed house that underwent an extensive programme of renovation and refurbishment in 2010/2011.

According to the listing schedule, London House dates from the early to mid 19th Century, although the core could possibly be older.

The property is extremely spacious, comprising to nearly 3,000 square feet in all, with all the principal rooms benefitting from plenty of natural light. The layout and configuration provides for great flexibility, with the kitchen/breakfast room providing an informal reception area, together with the sitting room, drawing room, dining room and sun room that can all be used as an incoming purchaser wishes. The sun room, which was previously the butcher’s shop serving the village, could be used as a work from home facility, study or playroom if required. On the first floor there are five double bedrooms with the master bedroom benefitting from a spacious bathroom and two further guest bedrooms benefitting from en-suite facilities, together with a generous family bathroom.

Outside the gardens were originally landscaped by Roger Gladwell, with a large terrace area immediately adjoining the rear of London House, with steps leading up to an enclosed south-westerly facing garden. There is also a generous parking area, which is sufficiently large for the parking of four to five vehicles.

The Accommodation The House

Ground Floor A part glazed wooden front door opens into the

Entrance Hall With stairs to first floor with carved handrails and balustrades, recessed spotlighting, door to secondary staircase (now sealed with a trap door) with understairs storage cupboard, radiators, door to Cellar and doors off to

Sitting Room 13´7 x 10´10 (4.14m x 3.3m) A charming reception room with large window overlooking the front garden and village street. The focal point of the room is the fireplace with carved wood surround and marble inserts with marble hearth. Wall light points, TV point and part glazed door to the

Dining Room 13´7 x 12´4 (4.14m x 3.76m) A light room with almost fully glazed French doors opening onto the driveway beside London House. Impressive exposed brick fireplace with bressumer beam and brick hearth with storage cupboard to the side. Half height panelling, TV point, radiator, wall light points, double doors opening into the Drawing Room and part glazed door providing access to the

Sun Room 13´3 x 12´ (4.04m x 3.66m) Originally the butcher’s shop serving the village, this room is extremely light with full width glazing and views over the village street. Exposed roof truss elements, radiators and telephone point.

Returning to the Dining Room, double doors open into the

Drawing Room 16´6 x 14´ (5.03m x 4.27m) A delightful twin aspect reception room with French doors opening onto the rear patio and gardens. Fireplace with steel surround and raised polished slate hearth, beside which is a door to a shelved storage cupboard. Radiator and telephone point, and door returning to the Entrance Hall.

Further doors from the Entrance Hall provide access to the

Kitchen/Breakfast Room 18´3 x 16´7 (5.56m x 5.05m) A spacious room with door providing access to the rear terrace and gardens. The kitchen area is well fitted with a range of cupboard and drawer units with oak worksurface over incorporating a butler style sink with mixer tap. Rangemaster oven with light and extractor hood over and integral Electrolux dishwasher. Island unit with breakfast bar providing additional worksurface and storage cupboards . Display cabinets with over counter lighting, recess spotlighting, exposed ceiling and wall timbers and travertine (tbc) tiled flooring. Former copper and recess for upright fridge freezer. Windows providing good views over the rear terrace and garden. NB Decoration to ceiling?

Utility Room 10´ x 5´7 (3.05m x 1.7m) With matching range of cupboard units with wood effect worksurface over incorporating stainless steel sink with mixer tap and drainer. Recess for tumble dryer and washing machine. Cupboard housing the Vaillant gas fired boiler. Part glazed stable style door providing access to the rear terrace and garden. Tiled floor, radiator and recessed spotlighting.

An opening from the Entrance Hall leads through to an Inner Hall where doors provide access to

Study x (2.74m x 244m) With window overlooking the front garden and village street. False fireplace, radiator and telephone point. (tbc)

Cloakroom With WC and mounted wash basin with cupboards under. Tiled flooring, towel rail, extractor fan and strip light with shaver socket.

A door under the main staircase opens to provide access to the

Cellar x (2.44m x 2.13m) Providing a useful additional storage area with brick flooring and walls.

Stairs from the Entrance Hall rise to the

First Floor

Landing With door to attic staircase, door to Airing Cupboard, recessed spotlighting, lightwell with Velux window light, radiators and doors off to

Master Bedroom 16´7 x 15´6 (5.05m x 4.72m) A stunning twin aspect double bedroom with large windows on the southern and western elevations providing plenty of light. Coal effect gas fire (unconnected) with carved wood surround and raised polished stone hearth. Built-in storage cupboards, exposed floorboards and door to

En-suite Bathroom A spacious bathroom with suite comprising freestanding roll top bath with centre point mixer tap and shower attachment, fully tiled shower cubicle, WC and ‘his and hers’ matching sinks with mixer taps, tiled splashback and storage cupboards under. Window overlooking the terrace and rear garden, heated towel rail, recessed spotlighting, extractor fan and strip light with shaver socket.

Bedroom Two 13´3 x 12´5 (4.04m x 3.78m) A charming double bedroom with windows overlooking the rear terrace and garden. Radiator, TV point and door to

En-suite Shower Room With fully tiled shower cubicle, mounted wash basin with tiled splashback and WC. Tiled floor, radiator, recessed spotlighting and extractor fan.

Bedroom Three 14´5 x 11´ (4.39m x 3.35m) Another spacious twin aspect double bedroom with windows on the front and side elevations. Exposed floorboards, radiator and door to

En-suite Shower Room With fully tiled shower cubicle, mounted wash basin with tiled splashback and strip light and shaver socket over, WC, heated towel rail, recessed spotlighting and extractor fan. Tiled flooring.

Bedroom Four 12´8 x 10´8 (3.86m x 3.25m) A good sized double bedroom, which also benefits from a large window overlooking the front garden and village street. Exposed floorboards, radiator and door to storage cupboard.

Bedroom Five 12´2 x 9´8 (3.71m x 2.95m) A pretty double bedroom with large window providing plenty of light and good views over the front garden and village street. White washed exposed floorboards, radiator and door to storage cupboard.

A part glazed door from the Landing opens to an Inner Landing, from where the ‘back stairs’ previously have exited. Door to shelved storage cupboard and door to

Bathroom With panelled bath with mixer tap and tiled surround, fully tiled shower cubicle, WC and pedestal wash basin with tiled splashback, strip light and shaver socket over. Tiled floor, heated towel rail and recessed spotlighting.

A further door from the Landing opens onto a staircase that rises to the

Attic Room 24´ x 10´2 (7.32m x 3.1m) Providing useful ancillary storage, and with a dormer window providing natural light. A door beside the chimney stack opens onto the remainder of the attic space, although this has not been boarded.

Outside London House is set centrally in the village and approached via a picket gate which opens onto a paved pathway that leads up to the front door and principal entrance. The pathway is flanked by gardens that are laid to lawn, and in the main enclosed within box bush hedging. A shingle path beside the house also provides access to the rear.

The garden at the rear was landscaped by Roger Gladwell and comprises a large terrace area immediately adjoining the rear of London House that can be accessed from the Kitchen/Breakfast Room, Drawing Room and Utility Room. Here there are also useful outbuildings providing ancillary storage and measuring approximately 12’7 x 6’8 and 10’9 x 6’8.

Steps from the terrace lead up to the rear garden. Facing in a south-westerly direction this area benefits from the sun for the majority of the day and offers a central area of lawn that is enclosed within a meandering, perimeter border that contains a variety of established specimen trees, shrubs and flowers. There is also a paved area that is set within a pergola that enjoys the sun during the evenings.

Vehicular access to London House is via a shared driveway that also serves Upper London House at the rear, and The Old Slaughter House to the side. At the end of the drive is a large shingled area, for the parking and turning of vehicles. In the main, this is owned by London House, although one car parking space belongs to The Old Slaughter House. A right of way in favour of Upper London House must also be maintained, but there is sufficient space for the parking of four to five vehicles.

Viewing Strictly by appointment with the agent.

Services Mains water, electricity, gas and drainage. Gas fired central heating.

Council Tax Band E; £1,905.86 payable per annum 2017/2018.

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

NOTE 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.
July 2017