Grove Farm House

Dallinghoo | Woodbridge | | IP13 0LR

Guide Price £1,500,000 Freehold

About the property: The annex enjoys independent access but can also Internal viewing is essential to appreciate the full potential of this Grove Farm House is approached via a tree lined be approached via The Farm House utility room. flexible family home that may offer further potential for The annex comprises: Hall with cupboard housing shingle driveway. The property was built in 1982 multigenerational living, holiday lets or other business opportunities and now includes two further dwellings, an adjacent an oil fired combination boiler, a dual aspect sitting (subject to the necessary consents). indoor heated swimming pool, gym and a range of room, kitchen/dining room with French doors useful outbuildings set within grounds extending to opening to a terrace, two double bedrooms and a About The Area: bathroom equipped with a bath and double shower about four acres (STS) to include formal gardens, The village of has a pretty village Church and is located paddocks and a field. The property has been a cubicle. close to the pretty, neighbouring village of which has a wonderful family home and may suit The bungalow/Holiday let (connected to the annex primary school and a garage with a shop. , less than multigenerational living, enabling extended families but currently enjoying independent access) was 4 miles away, has a selection of shops and amenities and the larger to live together with the benefit of independent thoughtfully designed and built in 2015 to market towns of Woodbridge (barely 5 1/2 miles) and accommodation, or could be enjoyed as primary incorporate vaulted ceilings within the primary (under 7 miles) offer an excellent range of shops, restaurants, public residence with potential for holiday lets or other rooms and comprises: Entrance hall, dual aspect houses, schools, recreation and general amenities. The County town business opportunities (subject to the necessary vaulted sitting room, dual aspect vaulted of lies some 11 miles to the south west with direct rail links consents). We are advised that one of the dwellings kitchen/dining/family room with French doors to Liverpool Street station (approximately 65 minutes). Rail services has been used for holiday lets and that the opening to a patio, two double bedrooms with built are also available from nearby , Melton and swimming pool has previously generated an in wardrobes, a wet room with walk in shower and Woodbridge. The village is well positioned for visiting the nearby income. a utility room housing the oil fired boiler and water Heritage Coast, as well as numerous other popular attractions. softener. There are a range of useful outbuildings The main residence (The Farm House) was built in Directions: 1982 and comprises: Galleried entrance hall, a to include: A double bay cart lodge with an adjacent sitting room, dining room, kitchen opening to a garage, two further cart lodges with a central From Woodbridge, follow the A12 north (direction ). Take breakfast room with study area, utility room with garage and shed to the rear, a machine store, and the first left hand turning towards . At the village pump, turn boiler cupboard housing the oil fired central heating a gated stable yard with two lose boxes/stables and right onto Woodbridge Road which leads into The Street, Bredfield. boiler and a water softener, boot room and two small stables. The majority of the outbuildings Continue towards Dallinghoo. Approaching the village, turn sharp right conservatory on the ground floor. An ornate benefit from power and light. The grounds are onto Pound Hill and continue into the village. In the village centre, turn staircase rises to the galleried landing providing predominantly laid to grass, there are formal left into Church Rd. You will see the Church on the right hand side. At access to five bedrooms, an en-suite bathroom gardens, a field, two paddocks, three small the end of Church Lane, turn right into Highgate Lane. Grove Farm will paddocks, an elevated terrace to the front of the serving the master bedroom offering dual sinks, a then be found after approximately ¼ mile on the right hand side. roll top bath and a shower, an en-suite bathroom swimming pool and a vegetable plot equipped with with double shower serving the guest/second a poly tunnel, raised beds and a chicken run. There bedroom and a family bathroom that features a roll are solar panels on the roof of the main house and swimming pool, a wood burning stove in the sitting top bath. The conservatory provides a link to the indoor heated swimming pool that benefits from an room of the main residence, private drainage via a adjacent gym, shower room/WC and a changing Marsh treatment plant and a water harvester room offering three dressing cubicles and a further serving external taps by the stable block and shower and WC. The pool is heated by an air paddocks. source heat pump and has French doors, a remote control electric pool cover and radiators served by an oil fired boiler.

Accommodation with approximate room sizes: Main House: Open plan study area: 9’ 8” by 9’ 1” Entrance Hall – 26’ 6” (max) by 10’ 6” (max) Velux roof light, double glazed window to the side aspect, exposed brickwork to one wall, radiator and A splendid double height entrance hall with triple tiled floor. aspect seating area and ornate carpeted staircase. Double height ceiling, double glazed windows to the Conservatory: 22’ 10” by 8’ 10” front and side, two radiators, tiled floor, and doors Double glazed French doors and windows to the opening to… rear aspect overlooking the garden, radiator and WC: 9’ 5” by 3’ 11” vinyl floor covering. The conservatory provides the link from the main house to the gym and swimming C lose coupled WC. Ceramic sink with storage pool. cupboard beneath, heated towel rail and tiled floor.

Boot room: 15’ by 7’ Sitting room: Half glazed door to the front aspect, double glazed 22’ 10” (max) by 22’ 5” (max) Feature red brick fire window to the side, radiator and vinyl floor covering. place with inset wood burning stove, double glazed French doors flanked by double glazed windows to Rear hall incorporating the boiler/tank cupboard, the front aspect, four radiators and carpet laid to utility area and two built in storage cupboards. floor. The boiler cupboard houses the oil fired central Dining room: 17’ 9” (max) by 15’ 1” (max) heating boiler, tanks, and a water softener serving the main house and annex one. Feature red brick fireplace, exposed brick work to one wall, double glazed window to the front aspect, Utility area: 7’ 5” by 7’ 2” radiator and carpet laid to floor. Double glazed window to the side aspect, base units Kitchen: 15’ 6” by 13’ 6” providing cupboard storage, space and plumbing for a washing machine with preformed work surfaces Fitted kitchen comprising eye level base units with and composite sink, radiator and tiled floor. preformed work surfaces, composite sink, electric double oven, induction hob, integral dishwasher, and A carpeted staircase rises from the entrance hall to two under counter fridges, double glazed window to the first floor landing with doors opening to a the rear, concealed bins and tiled floor flowing storage cupboard and… through to –

Open plan breakfast area: 8’ 2” by 7’ 8”

Flowing through to the –

Master Bedroom: 15’ 10” by 15’ 1” Double glazed window to the front aspect, built in four door wardrobe, two radiators, and carpet laid to floor. En-suite bathroom: 15’ 8” (max) by 9’ 9” (max) (with reduced head room to the rear wall due to the part vaulted ceiling) Double glazed window to the side aspect, shelved linen cupboard, free standing roll top claw foot bath, shower cubicle, two dual ceramic sinks with cupboard and drawer storage beneath, WC, heated towel rail and tiled floor. Bedroom two: 14’ 10” by 10’ 8” A dual aspect room with double glazed windows to the front and side, built in wardrobe, radiator, and carpet laid to floor and door opening to… En-suite bathroom: 10’ 6” by 7’ 8” (measured over the bath) Tiled walls, double glazed window to the rear aspect, panel bath, shower cubicle, close coupled WC, pedestal wash hand basin, heated towel rail and vinyl floor covering. Bedroom three: 11’ 6” by 10’ 8” Double glazed window to the front aspect, built in double wardrobe, radiator and carpet laid to floor. Family bathroom: 9’ 4” by 6’ 2” Double glazed window to the rear aspect, free standing roll top claw foot bath, high level WC, vanity unit with inset sink and double cupboard beneath, heated towel rail and exposed floor boards. Bedroom four: 15’ 8” by 8’ 10” Double glazed window to the rear aspect, radiator and carpet laid to floor. Bedroom five: 15’ 8” by 8’ 9” Double glazed window to the rear aspect, radiator and carpet laid to floor. Agents Note: Both of the annexes enjoy independent access and can also be approached via the utility area that provides a link between annexe one and the main house.

Annexe One ______

Entrance hall – entrance door to side, cloak cupboard, boiler cupboard housing the oil fired central heating boiler, link door to the main house, radiator and tiled floor. Sitting room: 17’ 9” by 16’ 3” A dual aspect sitting room overlooking the grounds, double glazed windows to the front and side, radiator and carpet laid to floor. Kitchen/dining room: 17’ 9” by 13’ 4” Double glazed French doors to the front aspect opening to a brick paved terrace and double glazed window to the rear. There are a range of eye level and base units with preformed roll top work surfaces, inset stainless steel sink, electric oven, induction hob, space and plumbing for a washing machine and dishwasher, radiator, and vinyl floor covering. Bedroom one: 13’ 5” (max) by 10’ 10” (max) reducing to 8’. Double glazed window to the rear aspect, radiator and carpet laid to floor. Bedroom two: 11’ 8” by 9’. Double glazed window to the rear aspect, fitted double wardrobe, radiator and carpet laid to floor. Bathroom: 9’ 3” by 6’ 5” (plus the recess shower cubicle) Double glazed window to the side aspect, panel bath, shower cubicle, vanity unit with inset sink and double cupboard beneath, WC with concealed cistern, tiled walls, heated towel rail and vinyl floor covering. A lockable door accessed via the kitchen/dining room opens to a second lockable door opening to the adjacent annexe (annexe two). The annexes are on different levels and are linked by a landing with carpeted staircase leading down to the lower ground level.

Annexe Two ______Bedroom one: 12’ 8” by 12’ 7” (measured at the wardrobes) (presented as a twin bedroom) Entrance hall: Double glazed window to the side aspect, two built in double fronted wardrobes and carpet laid to floor with A dual aspect vaulted hallway with double glazed windows to underfloor heating. either side, a half glazed entrance door to the side, built in Bedroom two: 12’ 8” by 10’ 11”measured at the wardrobes (presented as a double bedroom) shelved double fronted cupboard, and built in cupboard with hanging rail with storage cupboards above, carpeted Double glazed window to the side aspect, two built in double fronted wardrobes and carpet laid to floor with staircase leading to annexe one and engineered oak flooring underfloor heating. and under floor heating. Shower room: 8’ 6” (max) by 6’ 8” (max) including the walk in wet room style shower. Sitting room: 15’ 6” by 14’ 11” Double glazed window to the rear aspect, tiled walls, walk in shower with glass shower screen, vanity unit providing A wonderful dual aspect reception room with vaulted ceiling, a range of cupboard storage with inset sink and WC with concealed cistern, heated towel rail and tiled floor with double glazed windows to the front and side and engineered underfloor heating. oak flooring with underfloor heating. Agents note: Kitchen/dining room: 18’ 9” by 14’ 11” The conservatory provides a link between the main house and the gym/swimming pool. A well-equipped dual aspect room featuring a vaulted ceiling, double glazed French doors opening to a paved terrace, double glazed windows to the side and rear, fitted kitchen comprising a range of eye level and base units with preformed roll top work surfaces, composite sink, induction hob, electric double oven, integral dishwasher, and fridge/freezer, concealed bins, soft close cupboards and drawers, space for a dining table and chairs and tiled floor with underfloor heating. Utility room: 11’ 3” by 6’ 8”. UPVC stable door to the side aspect, eye level and base units with preformed roll top base surfaces and inset composite sink, space and plumbing for a washing machine, oil fired central heating boiler, tiled floor and door opening to… Wet room style WC/shower room: 6’ 9” (max) by 5’ 2” (max) including the shower cubicle. Tiled walls, shower area with glass shower screen, close coupled WC, heated towel rail and tiled floor.

Gym: 21’ 7” by 10’ 3” Double glazed window to the front aspect, wall mounted mirrors, internal windows overlooking the swimming pool, radiator and carpet laid to floor. Door opening to a lobby between the gym and swimming pool providing access to... shower room/WC Swimming pool: 49’ 8” by 32’ 4” measured between the walls. Depth – 1.2m to 2.15m deep. Tiled flooring, dehumidifier, three radiators, double glazed windows to the front and side and French doors opening to the elevated terrace. A door opens to…

Changing rooms: There are three changing rooms to the rear of the swimming pool with a shower and WC.

______Outside

Outbuildings: Garage block to front of the main house Garage- 16’ 4” (max) long by 14’ 2” (max) wide Benefitting from power and light. Car port one: 16’ 6” (max) by 16’ 6” (max) Benefitting from power and light and a door opening to a store room behind measuring 15’ by 8’ 1” with a stable door, benefitting from power and light. Car port two: 22’ 3” (max) long by 12’ 8” wide (max) benefitting from a charging point for caravans or motorhomes. Machine store: 18’ 7” by 16’ 2” There are four stables opening to a gated stable yard. Garage and car point to the side of the annexes: Garage – 17’ 3” (max) long by 9’ 11” wide Benefitting from a bench, power and light. Car port: 17’ (max) long by 17’ 5” (max) wide Benefitting from power and light. Plant room to the rear of the swimming pool: The plant room houses an oil fired boiler, filter and control panel for the solar photovoltaic panels.

The grounds are predominantly laid to grass, there are formal gardens, a field, two paddocks, three small paddocks, an elevated terrace to the front of the swimming pool and a vegetable plot equipped with a poly tunnel, two raised beds and a chicken run. Services: We are advised by the vendors that mains electricity and water are connected. The property benefits from oil fired central heating within the main house and both annexes. There is a screened communal oil tank to the rear of the property serving the three independent oil fired boilers and a further oil fired boiler within the plant room that serves the radiators within the swimming pool. The indoor heated swimming pool (water) is heated by an air source heat pump. Agents notes: The property benefits from solar photovoltaic panels on the main house and swimming pool rooves. We are advised that the photovoltaic panels benefit from a feed in tariff and that additional details available upon request. Private drainage: The three properties are served by a communal marsh treatment plant located to the side of the property. The property benefits from rain water harvesting with a holding tank beside the marsh treatment plant feeding three external taps located by the stable block and the paddocks. Council tax: Main house: Band G £2,896.05 Annexe one: Band A £1158.42 Annexe two: Band A £1158.42 East Suffolk Council

Main House: EPC C

Annexe 1: EPC C

Annexe 2: EPC TBC

Fine & Country Estate Agents (and its subsidiaries and their joint Agents where applicable) for themselves and for the vendors or lessors of this property for whom they act, give notice that (I) these particulars are a general outline only for the guidance of prospective purchasers or tenants, and do not constitute the whole or any part of an offer Tel: 01394 446 007 or contract (II) Fine & Country cannot guarantee the accuracy of any description, dimensions, references to conditions, necessary permissions for use and occupancy and other details contained herein and prospective purchasers or tenants must not rely on them as statements of fact or representations and must satisfy themselves as to their accuracy, (III) No employee of Fine & Country (and its subsidiaries and their joint Agents where applicable) has any authority to make or give any representation or warranty Fine & Country Woodbridge or enter into any contract whatever in relation to the property, (IV) Fine & Country (and its subsidiaries and their joint Agents where applicable) will not be liable in negligence or otherwise, for any loss arising from the use of these particulars and Fine & Country (and its subsidiaries and their joint Agents where applicable) have not tested any 28 Church Street, Woodbridge, Suffolk, IP12 1DH apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A buyer is advised to obtain verification from their Solicitor, (V) Photographs will only show certain parts of the property and no assumptions should be made in respect of those parts of the property that have not been [email protected] photographed, items or contents shown in the photographs are not included as part of the sale unless specified otherwise. It should not be assumed the property will remain as shown in the photographs. Photographs have been taken using a wide-angle lens.