The Lodge High Road | | | | IP11 0RJ

The Lodge is a stunning three bedroom appliances to include a pyrolytic oven, combination Further local amenities can be found in the nearby detached, individually designed single story oven, induction hob, cooker hood and an integral coastal resort town of Felixstowe offering the home set in beautifully established gardens dishwasher and fridge/freezer. A loft hatch is newly renovated pier, and other facilities within within a plot that is believed to be just over located in the hallway offering access to the large Old Felixstowe. There are also some excellent loft storage space with shelving. golfing facilities at Felixstowe with a Golf Course one third of an acre (sts). This recently and sailing amenities at nearby Marina completed property has been sympathetically Outside, the enclosed rear garden is and Felixstowe Ferry. Harwich is nearby with designed to complement the neighbouring predominantly laid to lawn with mature plants, ferries traveling to many European destinations and property “Longford House” (a splendid shrubs and bushes, well stocked flower and shrub Orford and castles are within easy Grade II Listed country home). borders, an orchard, laurel hedges and a selection distance to visit. Woodbridge is approximately 11 of trees to include Yew, Acer, Snake Acer and a miles distance for restaurants and shopping About the Property Holm Oak Tree. The property is abutted by a facilities. For the fishing enthusiasts, there are both The Lodge was completed in July 2018 and offers sealed grey limestone terrace to two sides and public and private fresh water lakes within Trimley classical styling with the benefit of modern benefits from a greenhouse, oak raised beds and a St Martin. A range of schooling is available nearby construction using quality materials to include a further patio/BBQ area. The garden is enclosed by and further afield in Holbrook and and slate tiled roof with rolled lead hips. The property larch fencing with oak gate posts benefitting from Woodbridge. is approached by a splayed entrance flanked by oak pedestrian access to either side of the property gate posts opening to a pea shingle drive providing and the garage/workshop. The garage/workshop Services ample off road parking to the front of the property has an insulated roof, power and light. We are advised by the vendor that mains and a garage/workshop. The lodge features electricity, gas, water and drainage are connected. wooden double glazed sash windows, metal gutters About the Area The property benefits from underfloor heating and a Worcester gas fired boiler serving the Trimley St. Martin is a popular village location served by a Worcester Gas Fired Boiler and there underfloor heating beneath the luxury vinyl floor situated approximately three miles from is a DiK Geurts wood burning stove in the sitting tiles. Felixstowe, 1.5 miles from Trimley St Mary and six room. We have been advised by the vendor that miles from Ipswich. Both Ipswich and Trimley the wood burning stove has a Pumice lined flue. Arranged on one level the accommodation stations provide a direct service to London’s comprises: entrance hall, cloak room, sitting room, Liverpool Street Station by rail. Local amenities Council Tax kitchen/dining room, utility room, study/bedroom include Trimley St Martin Primary School, farm East Suffolk Council – Band E £2,095.22 p.a. three, family bathroom fitted with a shower bath, shops (one with café and plant centre), two public (2019/2020) two double bedrooms (with built in wardrobes houses (The Mariners & Hand in Hand) and a post offering hanging, draw and shelf storage) and an office with village shop; all of which make living en-suite shower room serving the master here very convenient as most are within walking bedroom. The sitting room is equipped with a distance. There are some excellent walks along the wood burning stove and bifold doors opening to banks of the River Orwell, which is an Area of the thoughtfully landscaped gardens. The Outstanding Natural Beauty (A.O.N.B.) including a kitchen/dining room offers French doors, a range very important bird reserve and you will also find of modern kitchen units, pull out larder storage, a an attractive sand beach area. There is also ideal bin draw, pan draws and a selection of AEG road access to the A14.

THE ACCOMMODATION AT THE LODGE (WITH APPROXIMATE ROOM SIZES)

Entrance porch over half glazed door opening to:- STUDY/BEDROOM THREE - 9’11 X 7’7 ‘T’ shaped hallway with shelved airing cupboard and doors opening to: Sash window to the front aspect, recessed shelves and luxury vinyl floor tiles with under floor heating. SITTING ROOM - 19’11 X 13’ French doors opening to the rear garden, inset Dik Geurts wood burning FAMILY BATHROOM – 7’9 X 7’2 stove set on a Kandla Grey Limestone hearth and wood effect luxury vinyl Sash window to the front aspect, fitted storage with sink and WC with floor tiles with underfloor heating. concealed cistern, panel bath with shower above complete with shower screen and luxury vinyl floor tiles with under floor heating. KITCHEN/DINING ROOM - 19’8 X 12’6 A dual aspect room with French doors opening to a Kandla Grey Limestone OUTSIDE patio, and the rear garden. There is a range of fitted kitchen units with pre-formed work surfaces and inset stainless steel sink. The property GARAGE/WORKSHOP - 24’X 12’8 benefits from a range of integral appliances and luxury vinyl floor tiles with Double doors to the front, pedestrian door to the side, window to the end, underfloor heating. Glazed door leading to: insulated roof, power and light.

UTILITY ROOM - 10’4 (MAX) X 7’6 (MAX) The garden is predominantly laid lawn with Kandla Grey Limestone Terrace Sash window to the front aspect, half glazed door to the side, a range of that wraps around the side and rear of the property and well stocked flower fitted kitchen units with stainless steel sink and luxury vinyl floor tiles with and shrub borders. The production area of the garden has an Orchard (apple under floor heating. trees) 2 Oak raised beds with paving and a greenhouse screened by yew hedging. There is a further patio area to the rear of the garage and ample off MASTER BEDROOM - 13’ (REDUCING TO 10’10 AT THE BUILT road parking on the pea shingle drive to the front of the property. There will be IN WARDROBES) X 10’11 (OPENING TO 12’11 AT THE pedestrian gates on either side of the property and the front and rear garden DOORWAY). are divided by larch fencing. Sash windows overlooking the rear garden, a range of built in wardrobes providing hanging, drawer and shelve storage and luxury vinyl floor tiles with under floor heating.

EN-SUITE SHOWER ROOM - 6’4 X 6’ Sash window to the side, a range of built in storage to incorporate a sink and WC with concealed cistern, shared cubical and tiled floor with underfloor heating.

BEDROOM TWO - 10’9 X 9’8 Sash windows to the front aspect, a range of built in wardrobes offering hanging, drawer and shelve storage and luxury vinyl floor tiles with under floor heating.

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 Tel: 01394 446007 offer 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 Fine & Country Ipswich & Woodbridge 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 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 28 Church Street, Woodbridge, Suffolk, IP12 1DH 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 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 [email protected] 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 photographed, items or contents shown in the photographs are not included as part of the sale unless specified otherwise. It should not be assumed [email protected] the property will remain as shown in the photographs. Photographs have been taken using a wide-angle lens.