Rolletts Farm Darsham, Nr ,

and a 40’ x 20’ all weather manège. Beyond the A well -appointed country paddocks is approximately 2¼ acres of established house, set close to the Suffolk reed bed. In all the property extends to about 15 acres. Coast and enjoying commanding views across 15 Outside acres of railed paddocks, A twin entranced driveway with a central oak tree sweeps past post and rail fencing to a recessed five gardens and reed bed together bar gate leading into an extensive gravel parking with an annexe wing and and turning area to the rear of the house. There is a single garage as wel l as a covered veranda excellent equestrian facilities, which leads to the front door. including stable yard and manège Features  Enjoying an elevated setting with fine rural views across its land and the surrounding countryside, a Guide Price: £895,000 15 acre holding ideal for those with equestrian interests  11 acres divided into 6 post and rail paddocks with The Property water

Rolletts Farm is set well within its land, en joying  Range of stables, yards and manège a commanding position, with far reaching views  2¼ acres of established reed bed to the south, east and west across its picturesque  Well-appointed house with flexible use gardens, post and rail paddocks and accommodation with up to 5 bedrooms including surrounding countryside beyond. The house an annexe wing itself is understood to date from the 17th  3 reception rooms, kitchen and service rooms century, evidenced by its tim ber framed core,  Located clos e to , Heath and the with later additions. Suffolk Heritage Coast whilst also easily accessible The accommodation is light and well laid out to the A12 and Saxmundham/Darsham stations with the majority of the rooms taking maximum advantage of the fine views. There are two principal reception rooms and a good sized Location study. Bey ond an Aga kitchen, is a tack room Rolletts Farm enjoys a rural setting, surrounded by with adjoining shower room, which has the picturesque countryside, just 4 miles from the potential to be used as a further bedroom or Suffolk Heri tage Coast and the historic village of playroom if preferred. On the first floor, two Dunwich. The National Trust’s nearby Dunwich previous bedrooms have been opened up to Heath and Forest provides the ideal opportunity for create a 27’ x 10’ main bedroom, which could riding out whilst the village of , which lies be returned to provide for a fourth bedroom. just 1½ miles to the west, provides a good range of local day to d ay facilities, including a primary Attached to the house is a self-contained annexe wing with bedroom, living room, kitchen and school and post office/stores, together with a bathroom, which has in the past used for number of pubs and restaurants. There are further holiday lets and which offers the flexibility to be local facilities in (10 miles) and reincorporated within th e main accommodation, Saxmundham (5 miles), together with the popular coastal town of (1 1 miles). The A12, or for use as a grooms/granny annexe. which runs past Yoxford, links to Woodbridge and Rolletts Farm provides excellent equestrian the county town of , and beyond to facilities. Sheltered by mature hedges, the entire London, as well as Cambridge and The Midlands property is enclosed by post and rail and mesh via the A14. Direct and branch line rail services wired fencing. There are some 11 acres, sub run from Darsham station (1½ miles) to Londo n divided into six, well cared for and well drained, Liverpool Street station via Ipswich. interlinking paddocks, with water connections,  a neat, well maintained stable yard, Yoxford & A12 – 1½ miles  Dunwich Heath, Beach & Suffolk Coast – 4 miles accommodating six loose boxes, a feed store, two general purpose equipment stores and tack  Aldeburgh – 11 miles room, together with associated hardstanding’s  Darsham rail station – 2 miles

 Saxmundham rail station – 5 miles

Directions (Post code IP17 3BS) From Ipswich travel in a north easterly direction on the main A12. After bypassing Woodbridge, and Saxmundham proceed through Yoxford taking the second right hand turning sign to Westleton. (If you reach the railway crossing you have gone too far). Stay on this road for approximately one mile, where the entrance to Rolletts Farm will be found on the right hand side.

Property Information ServicesServices.... Mains electricity is connected to the property. Private water supply and p rivate drainage system.

Fixtures and fittingsfittings.... Items regarded as fixtures and fittings, including carpets and curtains, are initially excluded from the sale, although certain items may be available by separate negotiation.

Viewing ... By appointment with Jackson-Stops & Staff. Tel. 01473 218218.

TenureTenure.... Freehold and vacant possession upon completion.

Fast Find: 60788

Important Notice: Jackson -Stops & Staff, their clien ts and any joint agents give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any offer or contract and must not be relied upon as statements or repr esentations 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 regulations or other consents and Jackson-Stops & Staff have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Ipswich 01473 218 218 [email protected] 15 Tower Street Ipswich IP1 3BE jackson -stops.co.uk

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