Chartered Surveyors / Estate Agents

A commanding and substantial Rent £1,600 p.c.m Ref: R1490/H Victorian farmhouse situated in a North Grange Farm superb elevated rural position Road Sibton between and Halesworth IP17 2JL

To let unfurnished on an Assured Shorthold Tenancy for an initial Contact Us Clarke and Simpson term of twelve or twenty four months (with a view to extending). Well Close Square Framlingham Suffolk IP13 9DU T: 01728 621200 F: 01728 724667

And The London Office 40 St James Street London SW1A 1NS

[email protected] www.clarkeandsimpson.co.uk Location North Grange Farm enjoys a wonderful elevated and rural position on the outskirts of the village of Sibton and between the market towns of Framlingham and Halesworth.

The village of Sibton has a public house and the property is a short distance away from the neighbouring village of which has a primary school, a shop, two butchers, delicatessen and a tea room. The nearby village of is well serviced with a primary school and various shops including post office. The county town of lies about 20 miles to the south with high speed link to London Liverpool Street station. In addition there is a railway station at about 2 miles away which connects to this service. The historic Heritage Coast at is within about 8 miles.

The Accommodation

Ground Floor Entering through a wooden panelled entrance door into

Reception Hallway With wooden flooring, double panel radiator, under stairs storage cupboard, stairs leading to the first floor and doors off to

Sitting Room 16’ x 15’1 (4.88m x 4.6m) South. An impressive room with high ceilings and pine and marble surround fireplace with a marble hearth. Two double panel radiators, television point and with a fantastic outlook through the sash windows over farmland and valley beyond.

Drawing Room 16’ x 15’1 (4.88m x 4.6m) South and West. A large and light dual aspect room with attractive Victorian surround fireplace with marble hearth. Wooden floor, two twin panel radiators, television point and with sash windows offering superb views over the side and front gardens and the farmland beyond.

Open doorway from inner hallway to

Central Hallway With single panel radiators and with doors off to

Kitchen 22’1 x 13’1 (6.71m x 3.99m) West. Fitted with a range of base and eye level units with roll edge worksurface over inset with a single drainer stainless steel sink with mixer tap. Space and plumbing for dishwasher, space for electric oven with electrics for extractor hood over. Two door oil fired Aga in cream. Terracotta tiled floor, double panel radiator, television point, telephone point, ceiling mounted spotlights. Space for a separate dresser and large dining table and chairs and with an outlook over the side garden. Separate door through to drawing room.

Steps up to

Study Area 8’1 x 5’1 (2.46m x 1.52) With wooden flooring, single panel radiator, ceiling light and door through to

Downstairs cloakroom East. With single panel radiator, wall mounted basin and low flush WC. Outlook to the side garden and farmland beyond.

Scullery 14’ x 6’ (4.27m x 1.83m) West. With single drainer sink with double door cupboard below and with range of white painted wooden cupboard and drawer units with shelving over. Wooden floor, single panel radiator and outlook to the side garden.

Stairs lead down to

Cellar 12’ x 13’1 (3.66m x 3.99m) With central partial dividing wall and incorporating the oil fired boiler and with electricity connected. The cellar provides an excellent space for general storage or as a wine cellar.

Utility 13’1 x 8’1 (3.99m x 2.46m) West. With butler style sink with large wooden drainer either side and with plumbing and recess for two washing machines. Wooden flooring, single panel radiator, wall mounted fuse board and providing additional useful storage space.

Sun Room 15’1 x 10’ (4.6m x 3.05m) South, North and East. A wonderful addition to the property with an Indian sandstone pamment tiled floor and with triple aspect outlook over the side gardens and farmland beyond. Double doors lead to the outside decking area.

Family Room 17’1 x 14’ (5.21m x 4.67m) East and West. With attractive red brick surround fireplace housing a double door Villager wood burner set on a Suffolk brick hearth. Attractive pamment tiled floor, two single panel radiators, television point, under stairs storage cupboard, outlook to either side of the property and with stable door leading to the double car port. Stairs leading to first floor landing.

The front (main) stairs lead up from the entrance hallway to the

First Floor

Galleried Landing With doors off to

Bedroom One 16’ x 15’ (4.88m x 4.57m) South. An excellent size double bedroom with high level ceilings and with sash windows offering a magnificent outlook over the valley in front of the property where there are unspoilt views of farmland towards Peasenhall and beyond. Telephone point, television point, door through to

En-suite Shower Room South. Incorporating tiled and glazed shower cubicle, low flush WC and pedestal basin. Single panel radiator, fluorescent strip light with shaver socket, extractor fan and with fantastic views to the front of the property.

Airing Cupboard With fully lagged hot water tank, heating and water controls and slatted pine shelving.

Bedroom Two 16’ x 14’1 (4.88m x 4.27m) South and West. A large and light dual aspect room with Victorian display fireplace, double door hanging cupboard and further shelved cupboard. Double panel radiator, television point, telephone point and with two large sash windows offering fantastic views over the gardens and farmland beyond.

En-suite Bathroom Fitted with low flush WC, pedestal wash basin and plastic panelled bath. Single panel radiator, electric fan heater and hatch to attic.

Family Bathroom West. Incorporating a wooden panel bath with mixer tap and shower attachment, pedestal basin and low flush. Wall mounted fan heater, single panel radiator, fluorescent strip light with shaver socket and outlook to the side garden.

Bedroom Three 13’1 x 8’5 (3.99m x 2.57m) West. With pedestal basin with fluorescent strip light and shaver socket over. Single panel radiator. Outlook to the side of the property.

Bedroom Four 13’1 x 10’1 (3.99m x 3.07m) West. A further double bedroom with single panel radiator, outlook to the side of the property.

Bedroom Five 17’11 x 13’11 (5.46m x 4.24m) North and West. A large dual aspect room with Victorian display fireplace, double panel radiator. Television point. Outlook to the rear and side of the property over farmland and to the woodland beyond. Sliding door giving access to the separate toilet and incorporating low flush WC and pedestal basin.

Outside North Grange Farm is situated in an idyllic elevated rural position on the outskirts of Sibton from where there are unrivalled views across rolling farmland to every aspect. A long private drive leads up from the public highway from where a sweeping shingle drive leads to a turning circle in front of the property.

There is a very good sized area of garden included within the tenancy and which surrounds the farmhouse on all sides and which is predominantly laid to lawn and enclosed by mature hedgerows.

A second driveway leads to the rear of the adjoining farm buildings to the back of the property where there is a car port providing parking for two vehicles and where the oil tank is located. In front, is a good sized concrete apron providing additional parking.

Adjoining the apron is a brick building under a slate roof and which incorporates a general purpose outbuilding/games rooms with woodburning stove, measuring approximately 31’6 x 10’ and separate study:

Study 24’ x 11’ (7.12m x 3.35m) South. A very useful additional study/studio, with wooden and brick surround fireplace, excellent range of wall mounted shelving and with an outlook to the south of the property over the immediate enclosed garden and farmland.

Within the main area of garden to the west of the property is an attractive small red brick outbuilding with peg tile roof. To the rear of this is a large attractive pond and which is fully fenced. There is also a good size raised decking area and which provides an ideal space for alfresco dining and which is accessed from the sun room.

Services Mains water and electricity connected. Private NOTE: Items depicted in the photographs or described within these particulars are not necessarily included within the tenancy agreement. These drainage system. Oil fired central heating. particulars are produced in good faith, are set out as a general guide only and Council Tax Band G £2,492.83 payable 2016/2017 do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting Local Authority District Council properties which have been sold, let or withdrawn. Application Fee £200 plus VAT OCTOBER 2016

Directions From Framlingham head north on the B1120 towards . At the junction with the A1120 turn right signposted Peasenhall and Yoxford. Within the village of Peasenhall turn left signposted Halesworth and continue on this road for approximately one mile and the driveway leading up to the property is situated on right hand side immediately after the small range of brick and timber barns.

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