Grove Farm, Linstead Magna, , Grove Farm, which to relax and access to outside; all of the rooms enjoy views over the gardens. The Linstead Magna, impressive open-plan kitchen/breakfast room Halesworth, Suffolk has a splendid part-vaulted ceiling and a large brick-built fireplace with a wood-burning stove IP19 0DU as well as doors to outside. The kitchen itself has stylish shaker-style units, a central island, black A beautifully presented and spacious granite worktops and AGA range cooker. timber-framed farmhouse with barns, There are four well-presented double bedrooms stables and outbuildings, centrally to the first floor, including the principal positioned within its picturesque and bedroom, with its en suite bathroom. The tranquil gardens and grounds. first floor has a family bathroom, while the second floor has two further double bedrooms, Halesworth town centre 5.2 miles, Halesworth playroom/sitting room and further family mainline station 5.9 miles, Harleston 6.2 miles, bathroom. Of particular note, the top floor could A12 9.6 miles, 31 miles be utilisied as a guest wing, as the vendors have on occassion. Entrance hall | Sitting room | Family room Dining room | Kitchen/breakfast room | Utility Outside Boot room | Principal bedroom with en suite | 5 The 15 acres of extensive garden and grounds, Further bedrooms | Playroom/sitting room | Two includes meadows, fields, paddocks and family bathrooms Shower room | Double garage manège, all of which surround the property. | Substantial barns | Stables | Beautiful gardens At the entrance, security gates open onto | Wild meadow | Paddocks | Manège | Ponds | a beautiful tree-lined driveway, which leads EPC rating F to a gravel parking area at the front of the In all 15.4 acres. house. Totalling almost 10,000 square feet, the outbuildings are extensive and comprise The property the double garage, stable block, two large Approached along a tree-lined driveway, barns, and various workshops/stores. Subject Grove Farm is a stunning detached farmhouse to the necessary consents and permissions the dating from the late 16th Century, with timber barns could offer the potential for conversion frame and rendered elevations, which has to ancillary accomodation to the main house, been completely refurbished to offer all the entertainment or party barns or separate character of a period property with the space residential dwellings; no investigation has been and accommodation ideal for modern family made and buyers must seek their own advice. life. Positioned centrally within its 15 acre plot, amidst the most delightful rurial countryside, There are both formal and informal gardens the house offers character throughout; including immediately surrounding the property; all are beams to walls and ceilings, as well as original delightful and predominantly south-facing, oak internal doors and impressive fireplaces, with an area of porcelain tiled terracing to the fitted with woodburning stoves. rear of the house ideal for al fresco dining and The ground floor has three comfortable entertaining. Rolling lawns and meadows, two reception rooms, including a sitting room and large wildlife ponds and a variety of mature a formal dining room, both of which have trees are just a few of the features this garden fireplaces, with the sitting room fitted with has to offer; to one side of the house are the a wood-burning stove. The family room sits paddocks which are presently the home of towards the rear, providing further space in donkeys and total about 6 acres.

Location Grove Farm enjoys a wonderfully secluded setting surrounded by the undulating countryside of North Suffolk, an equal distance between the county town of Ipswich to the south and Norwich to the north. The attractive town of Halesworth provides an excellent range of local shopping, commercial, educational and recreational facilities. Further local facilities are available in the historic market town of . The Suffolk Heritage Coast lies approximately 10 miles to the east and includes popular towns and villages, including the Georgian sea front town of , home to the Adnams Sole Bay Brewery.

There are excellent sporting and leisure opportunities in the area including a number of fine golf courses, sailing and water sports on the river estuaries and the sea and many excellent areas for walking, riding and also bird watching. The main A12 is accessible at , approximately 9 miles to the south and connects with the county town of Ipswich, continuing to London’s M25. At Ipswich the A12 connects with the A14, providing access to the east coast ports and the Midlands to the west. Branch line rail services run regularly to the Intercity Service at Ipswich from where there is a journey time to London Liverpool Street Station of approximately 65 minutes.

Halesworth has two primary schools, while there are also primary schools in Fressingfield and the outstanding-rated All Saints Church of Primary School, in Laxfield. The nearest secondary school is in Harleston, just over six miles away.

General Local Authority: East Suffolk Services: Private Drainage. Oil-fired central heating. Mains water and electricity. Council Tax: Tax band G

Floorplans Main House internal area 3,504 sq ft (326 sq m) Garage internal area 442 sq ft (41 sq m) Barns & Stables internal area 9,794 sq ft (910 sq m) W For identification purposes only. S

11.30 x 5.47 37'1" x 17'11" E N

7.60 x 4.52 24'11" x 14'10"

Garage 7.03 x 5.84 9.73 x 6.95 23'1" x 19'2" 31'11" x 22'10"

7.49 x 4.52 24'7" x 14'10"

11.57 x 4.85 38'0" x 15'11"

Barn 22.99 x 19.09 75'5" x 62'8"

8.31 x 3.95 11.53 x 8.31 27'3" x 13'0" 37'10" x 27'3"

11.57 x 5.76 38'0" x 18'11"

Barns

3.60 x 3.50 11'10" x 11'6"

5.07 x 3.50 16'8" x 11'6" The position & size of doors, windows, appliances and other features are approximate only. 3.49 x 3.47 3.49 x 3.47 3.49 x 3.47 3.49 x 3.47 11'5" x 11'5" 11'5" x 11'5" 11'5" x 11'5" 11'5" x 11'5" Denotes restricted head height © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8472117/RIB Stables Suffolk The Stables, Wherstead Park, Ipswich, Suffolk IP9 2BJ 01473 220444 [email protected] struttandparker.com

@struttandparker IMPORTANT NOTICE: Strutt & Parker gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker does not have any authority /struttandparker to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. We are able to refer you to SPF Private Clients Limited (“SPF”) for mortgage broking services, and to Alexander James Interiors (“AJI”), an interior design service. Should you decide to use the services of SPF, we will receive a referral fee from them of 25% of the aggregate of the fee paid to them by you for the arrangement of a mortgage and any fee received by them from the product provider. Should 60 offices across England and Scotland, including you decide to use the services of AJI, we will receive a referral fee of 10% of the net income received by AJI for the services they provide to you. 6. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have Prime Central London the information checked for you. Photographs taken xxxx 20xx. Particulars prepared xxxx 20xx. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited