Noller’s Farm, Spexhall, Sufffolk

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Southwold - 11 Miles - 3 Miles Noller’s Farm, Spexhall, Halesworth, Norwich - 22 Miles

Noller’s Farm is a Grade II Listed 16th Century Farmstead with a 1970’s extension which sits alongside a private track in an isolated location. The house enjoys approximately 2 acres of grounds with a range of outbuildings which offer great potential for updating and repurposing.

Accommodation comprises briefly: • Kitchen & Utility Room • Ground Floor Shower Room • Spacious Reception Room with Inglenook Fire place housing a Wood Burning Stove • Second Reception Room with Inglenook Fire place with Wood Burning Stove • Large 1st Floor Landing • Four Bedrooms The Property • Bathroom Noller’s Farm was extended and renovated by the same family in the 1970’s and now presents • Many exposed Timbers Throughout an exciting opportunity for a purchaser to do the same. The main 16th Century house pro- vides two good sized reception rooms (sitting/dining room) with plenty of character including- • A Range of Outbuildings/Workshop/Garage/Office many exposed timbers and inglenook fireplaces. The 70’s extension offers a kitchen, boot • Private Grounds of approximately 2 acres room/utility and shower room on the ground floor. A modern timber staircase in the sitting • Private Driveway positioning house and grounds room takes us onto a large landing with good natural light and wooden floorboards through- well away from road and neighbours out. The main double aspect bedroom and two further smaller bedrooms are in the original • Oil Central Heating part of the house with a fourth bedroom (also double aspect)and bathroom in the extension. • Chain Free Multiple built-in wardrobes provide good storage throughout. The oil fired central heating boiler is housed in an attached brick outbuilding.

Gardens and Grounds The property is approached along it’s own impressive driveway where there are plenty of areas to park including a ‘Nissan hut’ garage. There are a range of brick outbuildings next to the house which have been used as workshops/offices and now offer exciting opportunities to redevelop into a self-contained grannie annex or home office/studio (stpp). Further buildings include a Timber Tool/Workshop and a large open sided barn with lean-to storage structure. There is a vegetable garden with poly tunnel, field and two ponds and some mature trees such as mulberry and walnut and areas of fruit trees including apple, pear and plum varieties. The grounds are private and isolated, surrounded by open countryside (though needs some clearance in places).

Location The village of Spexhall is located a short drive from the amenities of Halesworth and on very good transport routes to and . Halesworth provides many independent shops, range of schools, public houses, restaurants, doctors, vets and a supermarket. It has a thriving centre of arts for the community called ‘The Cut’ which is used as a theatre, cinema, exhibitions and workshops. There is a train station with services to London Liverpool Street via . The unspoilt heritage coastline of Suffolk with the lovely beaches of and are a 30 minute drive away. Fixtures & Fittings All fixtures and fittings including curtains are specifically excluded from the sale, but may be available in addition, subject to separate negotiation.

Services Oil fired central heating. Mains water, electricity and private sewerage treatment plant.

EPC Rating: not required

Local Authority Council Tax Band: E Postcode: IP19 0RL

Agents Note The property is offered subject to and with the benefit of all rights of way, whether public or private, all way leaves, easements and other rights of way whether specifically mentioned or not.

Tenure Vacant possession of the freehold will be given on completion. Guide Price: £575,000 Freehold

To arrange a viewing, please call 01986 888205

Offices throughout Norfolk & Suffolk: HALESWORTH OFFICE www.muskermcintyre.co.uk 15A Thoroughfare Norwich City Centre 01603 859343 Halesworth Harleston 01379 882535 Suffolk Beccles 01502 710180 IP19 8AH Loddon 01508 521110 Important Note: The floor plan is not to scale and is only intended as a guide to the layout. For clarification we wish to inform prospective purchasers that we have prepared these sales particulars as a general Diss 01379 644822 guide. We have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Furthermore NB:1. All dimensions are measured electronically and are for guidance only. 2. Descriptions Tel. 01986 888205 of a property are inevitably subjective and the descriptions contained herein are used in good faith as an opinion and not by way of statement of fact. 3. Information regarding tenure, length of lease, ground Bungay 01986 888160 rent and service charges is provided by the seller. These details do not form any part of any contract. Items included in a sale (curtains, carpets etc) are for you and your solicitor to agree with the seller. [email protected]