Hays Farm 8 NR 8

Hays Farm Monks Eleigh, Nr Lavenham, Suffolk Distances WONDERFULLY POSITIONED PERIOD HOUS e Lavenham 4 miles, Hadleigh 6 miles, Colchester Station 11 miles (London RECENTLY EXTENDED WITH FAR REACHING VIEWS Liverpool Street from 50 minutes) & EQUESTRIAN FACILTIES (All mileages and times are approximate)

Accommodation • 6 bedrooms, 3 bathrooms, drawing room, sitting room, snug, study, vaulted family room, dining room, kitchen/breakfast room, larder, utility room, boot room, boiler room, 2 cloakrooms, • Terrace, swimming pool, summer/ pool house, hard tennis court, • Stable block, garden store, formal gardens, pond, 3 paddocks, double garage, workshop with first floor office/playroom and staddle barn with gallery In all about 20 acres Offers invited Situation Hays Farm is the only house at the end of a lane surrounded by open undulating countryside with particularly fine views. Set in the particularly sought after and attractive Brett Valley within easy reach of the charming villages of Kersey, , Monks Eleigh, Brent Eleigh and the small towns of Lavenham and , which combine to provide exceptional facilities. The larger towns of Hadleigh, Sudbury and Colchester provide a full range of amenities and the latter a direct line to London’s Liverpool Street.

Description Hays Farm has been the subject of an impressive two storey extension to the west of the house, which increases the accommodation substantially. The house is constructed from timber frame and brick with the external elevations colour washed render under a peg tiled roof. The farmhouse has enormous character with many exposed timbers, open fireplaces, brick floors, linen fold doors and mullion windows. The accommodation within this part of the house extends to a drawing room, snug, study, utility & boiler room. Hot water is provided by a mix of the oil fired boiler and pv tubes. The property also benefits from separately located solar panels generating electricity which is sold back to generators under a FIT contract. The majority of the new extension is of an open plan layout and cleverly juxtaposes the period section of the house offering light and spacious accommodation benefitting from a high specification throughout including under floor heating (using an air source heat pump), oak doors, bespoke English Ash hard wood kitchen/breakfast room with granite worktops over, double Miele ovens and induction hob, Blanco sinks, and a walk in larder.

The dining room has a contemporary wood burning stove located off to one side and French doors leading out on to the terrace and bbq area, which in turn leads to the swimming pool and charming summer/pool house. Beyond the dining room is a vaulted, triple aspect sitting room again with French doors giving access to the gardens beyond and the hard tennis court. The master bedroom is situated on the first floor, within the new part of the house, and provides a beautiful vaulted bedroom suite comprising of a sitting /dressing room area, bedroom with delightful views over the surrounding countryside and en suite bathroom. There are a further 5 well proportioned bedrooms and 2 bathrooms in the original part of the house. Outside There are well hedged gardens, including a separate vegetable and fruit cage with paddocks interspersed with mature trees creating a particular feature of the property. Each field has automatic water and the paddocks are post and railed. The stable block has four loose boxes and tack room. There is a further hay barn/field shelter. The double garage has excellent storage space, a workshop, store room and playroom/loft above. The staddle barn which is on two levels with electricity, exposed beams and plaster offers enormous potential for studio or office. There is a largely walled heated swimming pool tiled with an electric child proof cover, an attractive pool house with lead roof, sitting area and changing rooms. Beyond this is the hard tennis court. Services Mains electricity. Private water supply via bore hole and drainage system. Oil fired central heating, supported by solar vacuum tubes and an air source heat pump. The pool is heated by its own independent air source heat pump. Postcode IP7 7AE Tenure Freehold with vacant possession. Viewing Strictly by appointment with Savills Directions From London leave the A12 at Colchester and follow signs to the A134 and Sudbury. Soon after Newton Green turn right onto the B1115 towards Lavenham. Go through the village of still on the B1115. 1.5 miles after leaving you come to a right hand turn to Milden. Ignore this and go down the hill a further 0.5 mile until the road bears sharp left and a smaller road goes straight on. Take this smaller road (Back Lane, Monks Eleigh) up a small incline for about 100 yards to Swingleton Green. Turn right at the green up that road (Swingleton Hill) straight on as far as you can go and Hays Farm stands on its own at the very end of this road. Approximate gross internal floor area 497 sq m (5,357 sq ft)

For identification purposes only. Not to scale.

Bedroom Bedroom 4.45 x 4.42 4.47 x 4.27 14'7 x 14'6 14'8 x 14' Master Suite 4.27 x 4.27 14' x 14'

Second Floor

2.72 x 1.57 8'11 x 5'2 Bedroom 4.50 x 4.19 14'9 x 13'9 Bedroom Bedroom 5.84 x 4.27 5.72 x 5.69 19'2 x 14' 18'9 x 18'8

Garden Room Pump 7.11 x 6.07 House 23'4 x 19'11 Dressing Room 2.90 x 2.74 9'6 x 9'

3.05 x 2.13 10' x 7' First Floor

Lobby 3.05 x 2.21 Hall 10' x 7'3 Breakfast Room 7.01 x 6.07

23' x 19'11 5.64 x 1.45 N 18'6 x 4'9

Drawing Room 5.64 x 5.08 Utility Room 18'6 x 16'8 This Plan is based upon the Ordnance Survey Map with the sanction of the Controller 4.57 x 2.62 Sitting Room of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is 15' x 8'7 7.82 x 7.82 published for the convenience of Purchasers only. Its accuracy is not guaranteed and it 25'8 x 25'8 is expressly excluded from any contract. NOT TO SCALE.

Kitchen 5.33 x 4.27 17'6 x 14' Kitchenette Study 4.57 x 2.21 15' x 7'3

Ground Floor

Energy Efficiency Rating Important Notice Savills, their clients and any joint agents give notice that: Savills 1: They are not authorised to make or give any representations or warranties in relation to the property either 50 Princes Street, here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no Ipswich Suffolk IP1 1RJ responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact 2: Any areas, 50 01473 234800 measurements or distances are approximate. The text, photographs and plans are for guidance only and are 37 [email protected] not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must www.savills.co.uk satisfy themselves by inspection or otherwise. 15/07/29 KS.