Rookery Farm, Mill Road, Battisford, Stowmarket, Suffolk, IP14 2LT

Rookery Farm BattisfordOffices, Suffolk at: Woolpit 01359 245245- Long Melford 01787 883144– Leavenheath 01206 263007 - Clare 01787 277811–Castle Hedingham 01787 463404 Newmarket 01638 669035 – Bury St Edmunds 01284 725525 - London 020 78390888 – Linton & Villages 01440 784346

Offices at: Woolpit 01359 245245- Long Melford 01787 883144– Leavenheath 01206 263007 - Clare 01787 277811–Castle Hedingham 01787 463404 Newmarket 01638 669035 – Bury St Edmunds 01284 725525 - London 020 78390888 – Linton & Villages 01440 784346

Rookery Farm, Mill Road, Battisford, Stowmarket, Suffolk, IP14 2LT

Battisford is a traditional, friendly unspoilt village approximately 4 miles south of the market town of Stowmarket and 2.5 miles west of Needham Market. The village itself boasts a play area, community centre, pub and two churches. The community centre is host to many local activities including the pre- school playgroup, and clubs including gardening, history, bowling to name a few. The nearby towns of Stowmarket and Needham Market, both offer a wide range of facilities including shopping, schooling and recreational facilities. Stowmarket also has a mainline rail link to London's Liverpool Street Station.

Rookery Farm is a Grade II Listed detached Suffolk farmhouse occupying a secluded position at the end of a no-through lane location and sits in grounds of about one third of an acre and backing directly onto open farmland. This charming detached property offers white washed rendered elevations under a well maintained thatched roof. Rookery Farm boasts an abundance of period features including exposed timbers and studwork, inglenook fireplaces and oak flooring providing spacious family accommodation arranged over two floors.

A truly delightful character home located in a peaceful and quiet setting with beautiful open countryside views.

Part glazed entrance door into; window and door to front and side window. Wall lights, radiators. Oak staircase to first floor. Additional door through to; ENTRANCE HALL: Fully tiled flooring. Staircase to first floor with understairs cupboard. Windows to side aspect. Spotlight and radiator. GARDEN ROOM: 17’10 x 9’5 (5.44m x 2.87m). A charming room Doors to principal reception rooms. with window overlooking the rear gardens and beyond. Solid oak flooring. Stable door giving access to the side of the property. Wall lights DRAWING ROOM: 21’4 x 16’5 (6.50m x 5m). A magnificent double and radiator. Door to utility room. Inner hallway leading through ended room with two character inglenook fireplaces with exposed kitchen/breakfast room, bathroom and shower room. brickworks and oak bressumers, open timber studwork and further exposed timbers to ceiling and walls. Double aspect with windows to both UTILITY: 9’6 x 7’6 (2.90m x 2.29m). Window to rear and side aspects. front and rear. Radiators. Doorway to rear inner hall. Wall lights. Range of floor units with countertops and inset 1½ bowl sink and drainer. Oil fired central heating boiler and water softener. Plumbing for washing RECEPTION ROOM/STUDY: 16’2 x 13’4 (4.93m x 4.06m). Another machine. Ceramic tiled flooring, ceiling inset downlights and radiator. well-proportioned room with windows to front and rear aspect. Wealth of exposed wall and ceiling timbers. Feature red brick inglenook fireplace FAMILY BATHROOM: Comprising modern white suite including with oak bressumer and open fireplace. Exposed brick walling with wall panelled bath with shower attachment, low level W.C., vanity storage lights and radiators. units with inset wash hand basin and mixer tap. Heated towel radiator. Ceramic tiled flooring with underfloor heating. Ceiling downlighters. DINING ROOM: 16’ x 10’10 (4.88m x 3.30m). Part vaulted ceiling Window to side. with a wealth of exposed timbers and open studwork. Double aspect with

Rookery Farm, Mill Road, Battisford, Stowmarket, Suffolk, IP14 2LT

SHOWER ROOM: Comprising white low level W.C., wall mounted BEDROOM 3: 15’2 x 10’3 (4.62m x 3.21m). Dormer window to front wash hand basin with mixer tap, shower cubicle. Heated towel rail. aspect. Additional door to secondary landing and stairs leading down to Window to side. Ceiling downlights. Ceramic tiled flooring with dining room. Wall lights and radiator. underfloor heating. Second floor KITCHEN/BREAKFAST ROOM: 14’3 x 13’7 (4.34m x 4.14m). A light and airy room with windows to rear and side aspects. Hand painted ATTIC ROOM: 14’6 x 8’3 (4.42m x 3.51m). Potentially a versatile kitchen units with a range of base, wall and larder cupboards with room with window to side. Fully boarded with lighting and radiator this complementary oak and marble worktops, inset two bowl composite sink, room could provide an en suite to the master bedroom. drainer and mixer tap. Range of integrated appliances including fridge, freezer, dishwasher and Leisure Range cooker with matching extractor Outside hood and tiled splashback. French doors leading directly to the rear garden. Inset ceiling downlights, wall lights and stone flooring with This attractive property is approached via a large gravelled driveway with underfloor heating. five bar gate providing ample off road parking, and leading to a DETACHED DOUBLE GARAGE. The front boundary is formed by First floor Beech and Hornbeam hedging with a pedestrian gate giving access to the front entrance porch. The secluded rear garden complements the internal LANDING: With period features including carved newell post, exposed accommodation and is laid predominantly to lawn with various raised timbers and chimney breast brickwork. areas and borders with a variety of planting, shrubs and fruit trees including plum, apple and quince. There is a kitchen garden with raised BEDROOM 1: 16’2 x 13’1 (4.93m x 3.99m). Double aspect with vegetable beds, a paved terrace immediately to the rear of the property for windows to the front and rear. Exposed timbers to walls and ceiling. Wall outdoor entertaining and to enjoy the warmer summer months and the lights, radiators and door to attic room. stunning open countryside views beyond the garden. To the rear of the garden is a large detached TIMBER WORKSHOP with power and BEDROOM 2: 15’10 x 12’2 (4.83m x 3.71m). Another generous sized lighting provided. Detached pantiled and pitched roof GARAGE with bedroom with window to front aspect. Exposed timbers and studwork to twin sets of doors, power and striplighting provided and wood store walls and ceiling. Built-in storage cupboard. Wall lights and radiator. behind. Door leading to; SERVICES: Main water, drainage and electricity are connected. Oil fired EN SUITE CLOAKROOM: With white low level W.C., wall mounted heating to radiators. NOTE: None of these services have been tested by wash hand basin with mixer tap. Oak flooring, wall lights and heated the agent. towel rail. LOCAL AUTHORITY: Mid Suffolk District Council.

Rookery Farm, Mill Road, Battisford, Stowmarket, Suffolk, IP14 2LT

VIEWING: Strictly by prior appointment only through DAVID BURR.

NOTICE: Whilst every effort has been made to ensure the accuracy of these sales details, they are for guidance purposes only and prospective purchasers or lessees are advised to seek their own professional advice as well as to satisfy themselves by inspection or otherwise as to their correctness. No representation or warranty whatever is made in relation to this property by David Burr or its employees nor do such sales details form part of any offer or contract.