Southfield Cottage, Church Road, Blaxhall, Woodbridge, IP12 2DH Guide Price £295,000

SOUTHWOLD T: 01502722065 T: 01728 605511 www.jennie-jones.com E: @jennie-jones.com E: [email protected]

An enchanting Grade II listed end of row cottage in a secret location in this most sought after, rural, Suffolk village. Southfield Cottage is thought to date from the early 19th century and occupies a secluded sunny plot which has a delightful cottage garden that overlooks an area of privately owned and planted light woodland. The cottage is beauti- fully presented and retains many lovely original architectural features including a rubble and flint wall on the western elevation, a garden well which at one time served the all the neighbouring cottages, exposed pamment tiles in the sitting room and stripped and polished floor boards in the first floor rooms. There are pine ledged internal doors with hand forged (presumably locally) hinges and latches and a delightful early casement window in the sec- ond bedroom. The sitting room has a fireplace with a wood burning stove and back boiler to supplement the domestic hot water supply in winter and provide heat to one radiator. The kitchen is fitted with pine hand made units and has exposed beams. There is a lobby/ sitting area which has a deep picture window that overlooks the garden. The sitting room incorporates a dining area and opens to the garden via the old front door. There is ground floor bathroom and a useful first floor shower room. The master bedroom is accessed direct- ly from the landing and in turn opens into the second bedroom which is presently used as an en-suite dressing room. The garden is a notable feature of the property and is laid to lawn with flower borders, established shrubs and trees including a wonderful magnolia and old apple tree. There is a shingle seating area and a very useful brick shed with power con- nected. This outbuilding could be adapted for use as a small outside office however there is space in the garden to erect a small studio (subject to Listed Consent and Planning Permis- sion). Blaxhall is a pretty rural village with a well documented social history which has been recorded in recent years by its own residents and published in an excellent book which features a number of photographs from the early 20th century including Corner Cot- tage. The village’s rural history was celebrated by the writer and village resident George Ewart Evans who published a number of books in the 1960s and 1970s including: The Horse in the Furrow, The Farm and the Village and Ask the Fellows who cut the Hay. His interviews with local villagers in and around Blaxhall have provided us with an important historical record of life in rural Suffolk at the time of the Great War and during the last days of working horses on the land. This cottage is typical of the sort of property Evan’s subjects lived in and the construction using materials often gleaned from the land is a reminder of just how hard rural life was for most people until the 1970s. Blaxhall has an excellent pub and is ideally located for access to Orford, Woodbridge, and the neighbouring village of Snape. Snape Maltings is home to the Aldeburgh Festival. There are wonderful walks across and through Tunstall Forest with cycle routes through the vil- lage and on to and Orford. The nearest railway station is just two villages away at where there is a connecting service to London, Cambridge and Norwich via .

The accommodation comprises SERVICES Mains water drainage and electricity. ENTRANCE LOBBY 2.31m x 2.03m DIRECTIONS: Stable door from the garden, pamment tiled floor. Deep From Saxmundham proceed out along South Entrance, picture window overlooking the garden. This space is used across the traffic lights towards . Turn left on to as a small seating area. the B1121 proceeding through and turn left towards Snape. Proceed up the hill to the cross roads by BATHROOM the Church and proceed across towards the centre of the Panel enclosed bath with mixer tap and shower attach- village. Continue past the Snape Maltings and follow the ment, WC., and pedestal wash basin, painted wainscot, road round to the right and take the next right to Blax- wall mounted electric heater, heated towel rail, vinyl hall. Proceed into the village and straight across at the flooring. Airing cupboard with hot water cylinder and im- cross roads, follow the road round to the left and take the mersion heater. Access to the roof space, window. next right. Proceed towards the village hall and bear to the right. Bear left passing the Old Forge on the right. KITCHEN There is a small unpaved pull in on the right hand side 3.45m x 2.03m and the gate to the access path to the cottage(s) is on the A double aspect room overlooking the garden. Exposed left, opposite. beams, tiled work tops, Butler sink with wooden drainer, pine base level units, appliance space, LPG four ring hob, LOCAL AUTHORITY plus space for an electric cooker, plumbing for a washing District Council, Council Offices, East machine. Door to the sitting room. Suffolk House, Station Road, Melton, Woodbridge, IP12 1RT Tel: 01394 383789 SITTING ROOM 4.92m x 3.45m VIEWING A double aspect room, overlooking the garden. Former Strictly by appointment through Jennie Jones Estate front door opens to the garden. Door opens to the stair- Agents: SAXMUNDHAM (01728) 605511. case leading up to the first floor, understairs storage cup- email: [email protected] board. Lovely exposed pamment tiled floor, fireplace with wood burning stove and back boiler for hot water TENURE Freehold and the radiator upstairs, night storage heater, wall lights, smoke alarm. The sitting room has a recess with space for EPC: - Exempt. a dining table.

FIRST FLOOR LANDING Polished pine floorboards, fitted shelf, access to the roof space, casement window, doors off.

SHOWER ROOM Tiled shower cubicle with Mira system, WC., wash basin, electric heated towel rail/radiator, casement window with fitted blind, fitted shelves, down lighter.

BEDROOM ONE 3.45m x 2.71m Casement window overlooking the garden, polished floor boards, wall light. Low pine ledged door opens through to the second bedroom.

BEDROOM TWO 3.45m x 2.03m Double aspect room with views of the garden, radiator, wall light, fitted carpet, exposed beams.

THE GARDEN The cottage is approached from Church Road on foot along a short, pretty foot path. A picket gate opens to the garden. The garden is sunny and private, laid to lawn with established flower borders, mature shrubs and a de- lightful magnolia and apple tree. The front brick, colour- wash elevation is adorned with a clematis. The rear rub- ble and flint wall forms a sheltered seating area which is laid to pea shingle. There is an old well and a very useful BRICK SHED with power connected.

Items depicted in the photographs are not necessarily included in the sale. Measurements and details are for guidance purposes only and their accuracy should be checked by an intending purchaser. Where applicable, central heating systems, gas/electrical installations, plumbing etc, have not been checked by this office