Godfreys RECTORY ROAD 8 LANGHAM 8 8

Godfreys Distances Rectory Road, Langham, Colchester, Essex Colchester 7 miles (11.3km) Manningtree 8 miles (12.8km) Ipswich 11 miles (17.7km) WONDERFULLY POSITIONED COUNTRY HOUSE London’s Liverpool Street Station from 50,55 and 65 minutes respectively IN THE HEART OF THE STOUR VALLEY (All mileages and times are approximate)

Accommodation • 5 Bedrooms, 2 Bathrooms (1 En Suite), Shower Room • Drawing Room, Dining Room, Sitting Room, Conservatory, Kitchen/Breakfast Room, Utility/ Boot Room • Cellar • Triple Garage, Triple Cart Lodge, 2 Bay Barn, Stores • Stream, Ponds, Mature Gardens • Extra Land is available by separate negotiation. • In all about 7.2 acres Offers invited Situation Godfreys is located in one of the most sought after and attractive rural areas within the . The area is designated as an Area of Outstanding Natural Beauty and the Stour Valley has many beautiful and popular villages including Dedham, , Higham and Stoke by Nayland, between them they have a variety of shops, schools, hotels, restaurants and other amenities. The ancient Roman town of Colchester, the oldest recorded town in , has a more extensive range of shopping, educational and recreational facilities and together with Ipswich, the county town of they offer a wide range of amenities. There are excellent schools in the area with Littlegarth at Nayland, Holmwood House at Colchester, Orwell park at Nacton and The Royal Hospital School at Holbrook. Colchester Grammar School is also within easy reach. The commuter can take advantage of convenient access to the A12, linking into the major motorway network, and trains from Colchester and Manningtree which terminate at London’s Liverpool Street Station. Other amenities in the area include golf at Stoke by Nayland, , Colchester and Ipswich, sailing on the Orwell and Stour estuaries and racing at Higham Description Exceptionally secluded and yet conveniently positioned, Godfreys is reached by a long private driveway (shared with only one other house and the local farmer). The house which is not listed is believed to have been constructed in the mid 1600s and is built predominantly from timber frame with rendered elevations under pitched peg tiled roofs. Internally the house has been presented to an exceptional standard by the current owners and the house is now light and bright combining period character with a contemporary feel. Period features include an array of exposed beams and studwork, a fine Newell staircase, exposed red brick chimney breasts and open fireplaces fitted with wood burning stoves but combined with a high quality kitchen and a large drawing room fitted with bi-fold doors opening out to the garden. The house has been renovated to a high standard by the current owners in addition to which they have installed a domestic solar array, hidden entirely from the house yet providing a significant income. On the ground floor there is a spacious drawing room with a fully renovated master bedroom suite above which has French windows opening out on to a balcony with views over the garden and wooded valley.

The gardens and grounds of Godfreys are a particular feature paddocks totalling approximately 14.25 acres with separate of the house surrounding the property on all sides. There are road access which are fully available for sale by separate some exceptional mature trees that drop down into the valley negotiation. leading to a meandering brook at the bottom. The formal gardens that lie to the south of the house which is bordered Accommodation by a paved and shaped terrace are spectacular with a series See Floor Plan of well stocked herbaceous beds with an array of specimen plants. Beyond is a path leading down into the valley past a croquet lawn and two ponds. Beyond the brook lies two fenced Services Directions Mains water, electricity and private drainage and oil fired From Ipswich proceed south on the A12 and leave at junction central heating. 20KW Solar Panel array providing significant 30 onto the B1029 signposted Dedham and turn right income. Full security system. almost immediately signposted Stratford St Mary. Proceed through Stratford St Mary and turn right onto Dedham Road Postcode signposted to Langham. Proceed along this road and turn CO4 5PW left onto Rectory Road. Continue down Rectory Road and the drive with a signpost to Godfreys will be seen on the right Viewing hand side. Strictly by appointment with Savills. From London proceed north onto the A12 and turn off signposted Stratford St Mary. Proceed on this road and turn left onto Dedham Road signposted to Langham and follow the directions as above.

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

Approximate gross internal floor area

N N 337 sq m (3,629 sq ft) N

For identification purposes only. Not to scale. BedroomBedrooBedroomm 17'17' x x 15' 1515'' (5.18m((5.18m5.18m x x 4.57m) 4.54.57m)7m) Drawing Room 24'7224'74'7 xx 15'615'15'66 (7(7.49m(7.49m.49m xx 4.4.72m)4.72m)72m)

UtilityU Room Utility Room Dressing Room 12' x 9'9'55 13'13' x 7'87'8 (3.66m12' xx 9'52.87m2.87m)) 13' x 7'8 (3.66m x 2.87m) (3.96m((3.96m3.96m x 2.34m x 2.34m) )

16'116'6' x x10' 10' (4.88m((4.88m4.88m x x3.05m 3.05m) ) 10'810'8 xx 5'5' (3.25m(3(3.25m.25m xx 1.52m1.1.52m52m))

KitchenKitcheKitchenn 22'22' x x 9'10 9'10 (6.71m(6.71m x x 3.00m) 3.00m)0

ConservatoryConservatory Sitting Room Dining Room BedroomBedroom 16'216'2 x x13'3 13'3 117'57'5 x 116'6' 117'47'4 x 113'3' BedroomBedrooBedroomm 17'817'8 x 12'612'6 (4.93m(4.93m x x4.04m) 4.04m) ((5.31m5.31m x 4.88m4.88m)) ((5.28m5.28m x 3.96m3.96m)) 117'17'7' x x 12'12'6 12'66 (5.38m(5.38m x 3.81m)3.81m) ((5.18m(5.18m5.18m x x 3.81m3.81m) 3.81m))

GroundGround FloorFloor FirstFirstF Floorloor

Energy Efficiency Rating

BedroomBedroomBedroom BedroomBedroom 13'13' x 10'10' 14'214'214'2 x x9' 9' 13'13' x 12'412'4 (3.96m(3.96m x 3.05m) (4.32m(4.32m(4.32m x x2.74m) 2.74m)2.74m) (3.96m(3.96m x 3.76m)3.76m)

Cellar Second Floor

Important Notice Savills Savills, their clients and any joint agents give notice that: 50 Princes Street, Ipswich Suffolk IP1 1RJ 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 otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form 01473 234800 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. [email protected] 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 www.savills.co.uk or otherwise. 17/09/25 PO.