CHARMING FARMHOUSE SITUATED IN AN IDYLLIC COUNTRYSIDE SETTING Wood Farm, Bruisyard Road, , , IP17 2HG

Secluded yet convenient position

Wood Farm, Bruisyard Road, Peasenhall, Suffolk, IP17 2HG

5 bedrooms ◆ 3 bath/shower rooms ◆ study ◆ 3 reception rooms ◆ kitchen/breakfast room ◆ cloakroom, utility & scullery ◆ double garage, office & playroom ◆ large barn ◆ delightful gardens, ponds & paddock ◆ about 4 acres

Situation Distances: 5.5 miles, 7.5 miles, 13 miles, 14 miles, 25 miles (London’s Liverpool Street Station from 65 minutes) All mileages and times are approximate

Wood Farm is a particularly well situated period farm house set in an elevated position well back off a quiet country lane surrounded by open countryside just to the south west of the village of Peasenhall. The village offers everyday facilities, together with a post office, a pub, a sought after delicatessen, butcher, tea shop and a garage.

The larger market towns of Saxmundham, Framlingham and are about 5 and 7 miles respectively which offer a much wider range of shopping, recreational and schooling facilities. There is a train service from Saxmundham along with connections to Ipswich and its main line service to London.

There is a wide range of schooling in the area including Woodbridge School and Framlingham College in the private sector and Farlingaye & Thomas Mills in the state sector.

The sought-after coastal towns of Southwold and Aldeburgh on the Suffolk Heritage Coastline are about 14 and 13 miles away respectively, with superb recreational facilities including sailing, golf, tennis and fishing. Snape Maltings, the home of the famous Aldeburgh Music Festival, is about 15 miles away.

Description Wood Farm, is Listed Grade II of Special Architectural and Historic Interest and is believed to date from the late 15th century. It is a fine period farmhouse of great character constructed predominantly from timber frame with rendered colour washed elevations under pitched tiled roofs. Features include original doors and floorboarding, a fine newel staircase, a 15th century Elizabethan arched brick fireplace in the guest bedroom, witches marks on the bressumer beams, a salt cupboard, a coat of arms in the hall, leaded windows, as well as a wealth of exposed beams and studwork throughout the house. The principal elevation is enhanced by the addition of an entrance hall which gives access to the dining room which has a wooden floor, exposed timbers and an open fireplace with bressumer over as well as the secondary staircase. The drawing room is a delightful, spacious room with a woodburner and dual aspect. The rear extension housing the kitchen and bedroom above is of Scandinavian construction and enjoys high insulation and under floor heating.

The Aga kitchen/breakfast room is light and airy with base and wall mounted units, a tiled floor, electric oven with four ring hob. There are a set of French doors out onto the terrace. Off the kitchen lies the snug which has an electric fire and French doors to the garden. There is also a cloakroom, scullery, utility and workshop.

The first floor, accessed via two staircases, comprises 5 bedrooms, an en suite and 2 further bath/shower rooms.

OUTSIDE Wood Farm is approached via a drive set between a paddock and field, which culminates in a gravel circle. The gardens have been carefully laid out with the west facing gardens at the rear, mainly laid to lawn, interspersed with a variety of mature trees and established planting as well as 2 ponds, one of which has a weeping willow tree. There are also a number of cherry and apple fruit trees. The wide terrace runs along the rear of the property.

There is a very large garage, with room for 4 cars, beyond which lies the office and playroom. The spacious barn is behind, perfect for a storage/ workshop area.

Services Mains water & electricity. Private drainage. Oil fired central heating.

Directions From Ipswich proceed north along the A12 and turn left at on the A1120 and continue into the village of Peasenhall. Continue through the village and after the crossroads turn left on to Bruisyard Road. Proceed up the hill and continue for approximately 1 mile and Wood Farm will be found on the right hand side. Tenure: Freehold Local Authority: Outgoings: Council Tax Band G Viewing: Strictly by appointment with Savills

Savills Ipswich Important notice: Savills, their clients and any joint agents give notice that 1: They are not authorised to make or give any Mark Oliver representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or [email protected] otherwise. They assume no 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, measurements or 01473 234830 distances are approximate. The text, photographs and plans are for guidance only and are 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 satisfy themselves by inspection or otherwise. 15-05-2018 Job ID: 119056 User savills.co.uk initials: KS