CHARMING PERIOD COTTAGE IN A QUIET SETTING WITH DELIGHTFUL GARDEN Wayside Cottage, Sandy Lane, Iken, Suffolk IP12 2HE

Freehold South facing landscaped garden with no immediate neighbours

Wayside Cottage, Sandy Lane, Iken, Suffolk IP12 2HE Freehold

3 bedrooms ◆ 2 bath/shower rooms ◆ Drawing Room ◆ Sitting Room ◆ Kitchen ◆ Dining Room ◆ Detached Games Barn ◆ Established gardens ◆ Surrounded by fields ◆ About 0.40 acre ◆ EPC rating = F

Situation Wayside Cottage is wonderfully situated off a quiet country lane in the attractive hamlet of Iken which is located on the southern banks of the river Alde. The house is perfectly positioned for access to the many special walks along the river and to Snape and around Iken itself. Snape is the home of the Aldeburgh Festival at Snape Maltings which is within easy reach. The coastal towns of Aldeburgh and Orford are close by and popular for sailors, walkers and pony trekking. Aldeburgh and Orford both offer a good range of shopping facilities in the high street and a much wider range of shopping and educational amenities can be found in the historic market town of Woodbridge set on the banks of the River Deben and also further south is Ipswich, the county town of Suffolk, which also provides a rail service to London's Liverpool Street Station. Description Wayside Cottage is a charming period cottage constructed from mellow red brick and part timber frame under a pitched thatched roof. The cottage has many period features including fireplaces, exposed beams, wooden and brick floors and several doors out to the gardens. The entrance hall has a brick floor, beamed ceiling and door to the cloak/shower room. The drawing room is centrally positioned within the cottage with an inglenook fireplace with wood burner and side wood store and further beamed ceiling. Beyond this is a side hall with utility cupboard, door to the outside and access to the main bathroom. The kitchen has fitted wooden base units, hob, cooker, a central island and corner pantry. There is a Jotul wood burning stove and a step up to the dining area. The raised and vaulted dining area has doors to the garden and a full height feature window with exposed wooden shutters. A stair from the dining area leads to a superb first floor sitting room with a galleried landing overlooking the gardens. The first floor has three bedrooms each with cupboard areas and sloping ceilings. OUTSIDE

The cottage is set well back from the lane in the centre of the plot with no immediate neighbours. There are mainly lawned gardens to the front with several established trees and a parking area to one side of the drive.

To the far side is a wood shelter and to the rear are superb south facing lawned gardens with a paved pergola walk which leads to a landscaped circular sunken garden with raised beds. Beyond this are lawns with flower and shrub borders and a back drop of mature trees. In the far corner is a brick and timber framed games barn with power and water connected. There is a further tiled garden shed beyond.

DIRECTIONS

From Ipswich, proceed northward on the A12 bypassing Woodbridge and taking the turn off to Campsea Ashe and Wickham Market. At the roundabout proceed right on the B1078 continuing through Campsea Ashe into the village Tunstall and before the church on your left hand turning signposted to Iken passing through woodland. Proceed over a crossroad into the village of Iken. Take a right hand turn signed Sandy Lane and continue along this lane for about half a mile and Wayside cottage will be seen on the right hand side.

Mileages Orford 3.7 miles, Aldeburgh 10 miles, Woodbridge 13 miles, Ipswich 21 miles; London’s Liverpool Street Station from 65 minutes

Postcode IP12 2HE

Services Mains electricity and water. Private drainage.

Tenure: Freehold - No chain Local Authority: Suffolk Coastal District Council Outgoings: Council Tax Band E Viewing: Strictly by appointment with Savills Savills Ipswich Tom Orford [email protected] Important notice: Savills, their clients and any joint agents give notice that 1: They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or 01473 234 800 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 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 savills.co.uk services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 71020132 : 112965 : THO