office, 1 Buttermarket 01473 232 700

Holbrook Lodge, Main Road, , Ipswich, , IP9 1BA

Freehold Guide Price £400,000 Subject to contract Sought After Location

3 bedrooms 2 reception rooms & study area Kitchen & utility room Bathroom

Particulars f or Holbrook Lodge, Main Road, Woolv erstone, Ipswich, Suff olk, IP9 1BA General information Holbrook Lodge is an individual Grade II Listed, three bedroom detached Victorian property which offers period character and charm, set on a plot of 0.2 acres on the outskirts of the sought-after peninsula village of Woolverstone. The property was constructed as one of three gatehouses for the Berners family at Woolverstone Hall which is now home to the prestigious Ipswich High School for Girls. It is a short walk to the Royal Yacht Club and riverside. The property overlooks parkland and open fields, offering a stunning outlook from the garden. Central heating is via an oil-fired boiler and all internal doors are stripped wood.

The entrance porch has a tiled floor and vaulted ceiling. The dining room has dual aspect windows and an open fireplace. The sitting room has a feature bay window, open fireplace and built-in storage area. There is an inner hall with stairs to the first floor with under-stairs cupboard. Off the inner hall is a small study area which has a window to the side. The kitchen has a quarry tiled floor and a range of base units, wall cupboards, worktops and drawers, inset ceiling spotlights, cooker with extractor hood over and an airing cupboard which houses the hot water tank and immersion heater. The utility room has a feature vaulted glass ceiling, ceramic tiled floor with under-floor heating, built-in cupboards and worktops and a door to the rear garden. The bathroom has a ceramic tiled floor with under-floor heating, corner bath, pedestal wash basin and heated towel rail and there is a separate w.c.

The first floor landing has access to the roof space. Bedroom one has a Victorian feature fireplace and field views. Bedroom two has a Victorian feature fireplace, field views and a built-in cupboard. Bedroom three has a A delightful Grade II Victorian feature fireplace and a built-in Listed Lodge House cupboard. overlooking parkland and with open field

views.

Particulars f or Holbrook Lodge, Main Road, Woolv erstone, Ipswich, Suff olk, IP9 1BA

Particulars f or Holbrook Lodge, Main Road, Woolv erstone, Ipswich, Suff olk, IP9 1BA

Entrance porch 5' 4" x 3' 10" (1.63m x 1.17m) Dining room 10' 3" x 9' 7" (3.12m x 2.92m) Sitting room 12' 7" into bay x 11' 11" (3.84m x 3.63m) Inner hall 12' x 5' 8" (3.66m x 1.73m) Study area 6' 2" x 3' 9" (1.88m x 1.14m) Kitchen 10' 1" x 9' 8" (3.07m x 2.95m) Utility room 8' 9" x 7' 6" (2.67m x 2.29m) Bathroom 9' 10" x 5' 10" (3m x 1.78m) Separate WC

First Floor

Bedroom 1 Stay ahead 12' x 10' 3" (3.66m x 3.12m) Bedroom 2 with early bird 10' 2" x 9' 9" (3.1m x 2.97m) Bedroom 3 alerts... 12' 1" x 9' 7" (3.68m x 2.92m) Hear about homes for sale before they are advertised on Rightmove, On the Market or in the paper.

Particulars f or Holbrook Lodge, Main Road, Woolv erstone, Ipswich, Suff olk, IP9 1BA

Particulars f or Holbrook Lodge, Main Road, Woolv erstone, Ipswich, Suff olk, IP9 1BA Outside There are double gates to the side of the property which lead to a parking area for a number of vehicles. The remainder of the garden is predominantly laid to lawn. There is a Hartley Botanic greenhouse and flower borders with trees and shrubs. The garden has open field views on two sides. Find us

Overall, the plot measures approximately 0.2 acres. online...

Where? fennwright.co.uk Woolverstone is a small village located approximately 4 miles south of Ipswich on the shore of the . It is home to Ipswich High School for Girls and Royal Harwich Yacht club, MDL marina and a short way from Royal Hospital School. Ipswich mainline railway station is within reasonable travelling distance as are the A12/A14 trunk roads.

Important information Services - We understand that mains water and electricity are connected to the property. Drainage is via a private system and heating is via an oil-fired system. Tenure - Freehold. Council Tax Band E. EPC rating - N/A Grade II Listed.

Further information If you would like more information on this property and its surrounding location (schools, transport etc) please get in touch. fennwright.co.uk

Viewing To make an appointment to view this property please call us on 01473 232 700.

Particulars f or Holbrook Lodge, Main Road, Woolv erstone, Ipswich, Suff olk, IP9 1BA

Directions Leave Ipswich town centre in a southerly direction along Road. At the roundabout turn left onto the B1456 signposted for the peninsula. Proceed along the B1456 with the River Orwell on the left, passing under the Orwell Bridge. Proceed up the hill, passing through the village of Freston then into Woolverstone. The property will be found on the left, just before the turning for Woolverstone Hall, identified by a Fenn Wright board.

To find out more or book a viewing 01473 232 700 fennwright.co.uk Have your Fenn W right is East Anglia’s leading, independentl y owned firm of chartered surveyors, estate agents and pr operty consultants. home valued • Residential, commercial and agricultural sales and letti ngs • devel opment, planning and new homes • agricultural property advice, far ms and l and • mortgage valuati ons, Homebuyers reports and building surveying by us... • Fisheries (UK and France) and equestrian property (UK-wide) and get FREE professional Consumer Protection Regulations 2008 advice. Book it now at

Fenn Wright has not tested any electrical items, appliances, plumbi ng or heating systems and therefore cannot testify that they are operational. These particulars are set out as a gener al outline onl y for the guidance of potential purchasers or tenants and fennwright.co.uk do not constitute an offer or contract. Photographs are not necessarily comprehensive or current and all descriptions ,dimensions ,references to conditi on necessar y permissions for use and occupati on and other details are gi ven in good faith and believed to be correct but shoul d not be relied upon as statements of, or representations of, fact. Intending purchasers or tenants must satisfy themselves by inspection or otherwise as to the correctness of each of them. We have taken steps to comply with Consumer Protecti on Regul ations 2008, which require both the seller and their agent to disclose anything, within their knowledge, that would affect the buying decision of the average consumer. If ther e are any aspects of this pr operty that you wish to cl arify before arranging an appointment to view or considering an offer to purchase please contact us and we will make every effort to be of assistance.

Particulars f or Holbrook Lodge, Main Road, Woolv erstone, Ipswich, Suff olk, IP9 1BA