office, 1 Buttermarket 01473 232 700

4 Boleyn Place, , Ipswich, IP9 1LJ

Freehold Guide Price £330,000 Subject to contract River views

3 bedrooms 2 reception rooms Bathroom & cloakroom Driveway

Particulars for 4 Boleyn Place, Erwarton, Ipswich, IP9 1LJ General information Set in the sought after peninsula village of Erwarton with stunning views across open fields and farmland towards the River Stour is this three bedroom semi- detached house. The property benefits from an approximately 135 ft. rear garden backing onto fields, a recently refitted kitchen, two receptions rooms looking out onto the River and a driveway. The property has double glazing, oil fired central heating, a cloakroom and first floor bathroom.

The entrance hall is to the side of the property and has stairs to the first floor and doors off. The sitting room is to the front and has a large bay window and door with views out to the River Stour, electric fire and opens onto the dining room. The dining room also has a large picture window to the front aspect. The kitchen is to the rear and has recently been refitted with a range of base and eye level units, work surfaces, enamel sink, electric oven and hob with extractor fan over and integrated fridge freezer. There is a window overlooking the rear garden and a door to the rear lobby/utility area. The rear lobby has space for appliances, double doors opening onto the garden and a further door to the side leading to the lean-to. The lean-to provides an abundance of storage with a large brick built storage room, cloakroom with white suite of WC and basin and a door leading to the front. Set in the sought after village of Erwarton with The first floor landing has a window to views across open the rear, airing cupboard and doors to all rooms. The first and second fields and farmland bedrooms are to the front, both with towards the River Stour views of the River and built in is this three bedroom wardrobes. The third bedroom and semi-detached house. bathroom both overlook the rear and fields beyond. The bathroom has a white suite of WC, basin and bath with shower over.

Particulars for 4 Boleyn Place, Erwarton, Ipswich, IP9 1LJ Particulars for 4 Boleyn Place, Erwarton, Ipswich, IP9 1LJ

Entrance hall

Sitting room 16' 4" x 11' 2" (4.98m x 3.4m)

Dining room 11' 2" x 9' 2" (3.4m x 2.79m)

Kitchen 13' 5" x 6' 11" (4.09m x 2.11m)

Rear lobby/utility area 11' 0" x 7' 11" (3.35m x 2.41m)

Store 8' 3" x 4' 11" (2.51m x 1.5m)

Cloakroom Stay ahead 4' 11" x 2' 10" (1.5m x 0.86m) with early bird alerts... Hear about homes for sale before they are advertised on Rightmove, On the Market or in the paper.

Particulars for 4 Boleyn Place, Erwarton, Ipswich, IP9 1LJ

Particulars for 4 Boleyn Place, Erwarton, Ipswich, IP9 1LJ Landing

Bedroom one 12' 11" x 11' 2" (3.94m x 3.4m)

Bedroom two Have your 11' 2" x 10' 11" (3.4m x 3.33m) home valued Bedroom three by us... 10' 0" x 6' 11" (3.05m x 2.11m) and get FREE professional advice. Book it now at

Bathroom fennwright.co.uk 7' 11" x 6' 11" (2.41m x 2.11m)

The outside The front of the property is mainly laid to lawn with various shrubs and flowers, a small hedge to the boundary and driveway providing parking for two-three vehicles. Important information The rear garden is approximately 135 ft Council Tax Band - B in length and is mainly laid to lawn with Services - We understand that mains various small trees, shingle and shrub water and electricity are connected to the borders backing onto open fields. There property. is a large patio area, two garden sheds Tenure - Freehold (one measuring 14'7" x 9'8") a EPC rating - E greenhouse and vegetable patch. Further information Where? If you would like more information on this The village of Erwarton is located on the property and its surrounding location peninsula which lies around (schools, transport etc) please get in nine miles South of Ipswich. Erwarton is touch. a relatively small village with a fennwright.co.uk population of 126 in the 2011 census. There are neighbouring villages of Viewing Shotley, Shotley Gate, , To make an appointment to view this and Holbrook, all of property please call us on 01473 232 700. which offer a range of everyday amenities including local shops and schooling. For the commuter, there is a relatively easy access to the A12/A14 and mainline railway stations at both Ipswich and Manningtree. For the sailing enthusiast, there are marinas at both and Shotley and inland water park at Alton Water, Stutton.

Particulars for 4 Boleyn Place, Erwarton, Ipswich, IP9 1LJ

Directions

Leaving Ipswich town centre in a Southerly direction along Wherstead Road, proceed until reaching the roundabout then take a left into the B1456, signposted for Chelmondiston, Shotley and Holbrook. Proceed along, passing under the and follow the road through the villages of Woolverstone and Chelmondiston and into Shotley. Upon entering Shotley, take a right just prior to Corner Garage. At the T-junction, turn right onto The Street, signposted for Erwarton. Follow the road, passing the church on the left. The property can be found a short distance from this on the right hand side marked by a Fenn Wright board.

To find out more or book a viewing

01473 232 700 fennwright.co.uk

Fenn W right is East Anglia’s leading, independently owned firm of chartered surveyors, estate agents and pr operty consultants.

• Residential, commercial and agricultural sales and letti ngs • devel opment, planning and new homes • agricultural property advice, far ms and l and • mortgage valuati ons, Homebuyers reports and building surveying • Fisheries (UK and France) and equestrian property (UK-wide)

Consumer Protection Regulations 2008 Fenn Wright has not tested any electrical items, appliances, plumbi ng or heating systems and therefore cannot testify that they are operati onal. These particulars are set out as a general outline onl y for the guidance of potential purchasers or tenants and do not constitute an offer or contract. Photographs are not necessarily comprehensi ve or current and all descriptions, dimensions, references to conditi on necessar y permissions for use and occupation and other details are given i n good faith and believed to be correct but should not be relied upon as statements of, or representations of, fact. Intending purchasers or tenants must satisfy themselves by inspection or otherwise as to the correctness of each of them. We have taken steps to compl y with Consumer Protecti on R egulations 2008, which require both the seller and their agent to disclose anything, within their knowledge, that would affect the buying decision of the average consumer. If there are any aspects of this property that you wish to clarify before arranging an appointment to view or considering an offer to purchase please contact us and we will make every effort to be of assistance.

Fenn Wright, as part of their ser vice to both vendor and purchaser, offer assistance to arrange mortgage and insurance policies, legal ser vices, energy perfor mance certificates, and the valuation and sale of any property relating to any purchaser connected to this transaction. Fenn Wright confirms they will not prefer one purchaser above another sol ely because he/she has agreed to accept the offer of any other ser vice from Fenn Wright. Referral commission (where recei ved) is in the range of £15 to £750.

Particulars f or 4 Boleyn Place, Erwarton, Ipswich, IP9 1LJ