Chartered Surveyors / Estate Agents Guide Price An attractive farmhouse with £990,000 Freehold substantial timber framed party barn, Ref: P5145/C Rosery Farm stables, outbuildings & grounds of over Lodge Road 6 acres with gardens & paddocks. Great Bealings Nr Woodbridge Suffolk IP13 6NW Farmhouse with drawing room, playroom, study, kitchen/dining Contact Us Clarke and Simpson room and downstairs bathroom. Four first floor bedrooms and Well Close Square bathroom. Framlingham Suffolk IP13 9DU Range of domestic outbuildings including utility. T: 01728 724200 F: 01728 724667 Suffolk barn of over 60’ x 20’, ideal as a party room with adjoining And The London Office office. Stables, garaging and extensive brick outbuildings. 40 St James’ Place London SW1A 1NS Gardens and paddocks, in all, extending to approximately 6.25 acres. [email protected] www.clarkeandsimpson.co.uk Location Rosery Farm is an outstanding property standing in one of the most idyllic spots in East Suffolk. Whilst in a truly rural location, the property is just a few minutes from Woodbridge and only 7 miles from the centre of Ipswich, which has trains to London’s Liverpool Street station scheduled to take just over the hour. Woodbridge is home to Woodbridge School and its prep school, The Abbey. As well as the highly respected Farlingaye High School. Located on the banks of the River Deben, Woodbridge is considered one of the most desirable towns in the east of England with its attractive buildings, which are home to restaurants, cafes, a cinema, swimming pool and a range of local businesses. Within 10 miles is the Heritage Coast with destinations such as Snape, with its world famous concert hall, and Aldeburgh, with its beach, sailing, fine restaurants and golf course. Closer to home, Bealings is a highly desirable village with an active community. The area is idyllic for both walking and bird watching, and within a short distance is a range of pubs, as well as Kesgrave Hall and Seckford Hall with their excellent restaurants. Description The timber framed farmhouse, which is believed to date from the sixteenth century, has a highly attractive brick façade under a peg and pantile roof. There are period features throughout the house and a wealth of exposed timbers. As well as a drawing room, there is an open plan kitchen/dining room, a playroom, study and ground floor bathroom. On the first floor are four bedrooms and a further bathroom. Located next to the house is a range of domestic outbuildings and also a timber framed barn, which is a superb party space and which includes a substantial office forming part of the annexe to the barn. The grounds include gardens and paddocks. There are a range of stables as well as further outbuildings. The Accommodation Rosery Farmhouse Ground Floor A peg tiled porch with a glazed door opens to the Drawing Room 17’ x 16’3 (5.18m x 4.95m) An impressive room with high timber ceilings and an inglenook fireplace with bressummer beam above and wood burning stove on a tiled hearth. Window to the front of the property with views towards the cottage and land. Radiator. Wall light points. Doors lead off to the playroom, study and Kitchen/Dining Room 23’2 x 19’8 (7.06m x 5.99m) A triple aspect open plan space with windows to the front, rear and side of the property. Dining area with stripped and polished floorboards, wood burning stove and radiator. The kitchen has a range of hand-built low level wall units with a double Butler sink and range cooker. Central island with drawers and timber work surface. Built-in pantry unit with shelving and drawers below. Space and plumbing for fridge freezer and dishwasher. Door to the exterior. Playroom 16’2 x 11’ (4.93m x 3.35m) Window overlooking the front of the property. Brick fireplace with wood burning stove on a brick hearth. Fitted cupboards and shelves. Exposed beams. Radiator. Study 15’2 x 12’3 (4.62m x 3.73m) A dual aspect room with window to the side and rear of the property. Built-in storage cupboard. Stripped and polished floorboards. Door to the exterior. A door opens to the Downstairs Bathroom Comprising bath with high level shower unit and glazed screen. Low level WC and circular hand wash basin with cupboard below. Window to the rear of the property. Tiled flooring. Ladder style towel radiator. A door from the study leads to an Inner Lobby Fitted shelving, radiator, understairs cupboard and stairs leading to the First Floor Landing Exposed beams and studwork. Radiator. High level window to the rear of the property. Built-in airing cupboard with shelving. Built-in wardrobe with hanging rail. Doors lead off to Bedroom One 16’2 x 11’ (4.93m x 3.35m) A double bedroom with a wealth of exposed beams and blocked mullion window. Window to the front of the property. Radiator. Bedroom Two 12’ x 9’ (3.66m x 2.74m) A double bedroom or a spacious single with window to the front of the property. Exposed beams. Radiator. Bedroom Three 10’ x 8’7 (3.05m x 2.62m) A spacious single bedroom with window to the front of the property. Fitted shelving. Radiator. Bedroom Four 11’ x 10’5 (3.35m x 3.18m) A dual aspect double bedroom with windows to the front and side of the property. Exposed beams. Walk-in wardrobe with hanging rails and fitted shelving. First Floor Bathroom Comprising bath, close coupled WC and hand wash basin. Exposed timbers. Window to the side of the property. Ladder style towel radiator. Rosery Farm Gardens & Grounds There are two driveways from the small lane, one running to the outbuildings and land, and the main drive to the farmhouse, Suffolk barn and cottage. This driveway is laid to shingle and sweeps round a circular lawn with rose bushes. The barn, which is a superb party space, measures over 60’ x 20’ and includes an annexe of 26’ by 13’, which is an office. This has windows and French doors overlooking part of the garden, as well as its own boiler serving a central heating system. The formal gardens lie to the west of the house and, whilst laid to lawn, they are interspersed by flowerbeds and vegetable gardens, which are enclosed by low level willow fences. To the north and east of the house are a range of domestic outbuildings and stores, one of which is used as a utility room with space and plumbing for a washing machine, tumble dryer and chest freezer. It also has a stainless steel sink and fitted cupboards. To the east of the formal gardens and domestic outbuildings is a range of stables, which offer scope for conversion to expand the size of the house. These are of brick and timber frame construction under a pantile roof. They currently contain five loose boxes. Adjoining is a tack room and an open fronted work room/ garage measuring 15’3 x 15’. Power and water are connected. From the stables, there is a second access point onto the highway and parking area making it ideal for livery use. In addition is a sand manège enclosed by a brick and flint wall, and post and rail fencing. Beyond this are the meadows and land, as well as a substantial brick built former dairy shed. This measures 35’ x 34’ and has power and water connected. Abutting this is a further substantial brick building housing a workshop. Site Plan (Indicative Only) Viewing Strictly by appointment with the agent. Services Mains water and electricity. Private drainage systems. Oil fired central heating system to house. Calor gas bottle fired central heating system for barn office. Council Tax Band G; £2,461.63 payable per annum 2014/2015. EPC No EPC for house as this is Listed. Local Authority Suffolk Coastal District Council; Melton Hill, Woodbridge, Suffolk IP12 1AU; 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. Directions From the ‘Wyevale’ roundabout on the A12 at Woodbridge, proceed towards Grundisburgh and take the first left towards Great Bealings. Take the next left and carry on along the road whereupon Rosery Farm will be found on the left. Need to sell or buy furniture? If so, our Auction Centre would be pleased to assist — please call 01728 746323. .