Bungay - 7.4 miles
Harleston - 4.4 miles
Southwold - 18.9 miles
Norwich - 20.9 miles

An exceptional opportunity to purchase this charming detached Farm House situated enjoying 1.50 acre of grounds in the rarely available South Norfolk village of Mendham. The property boasts over 2600.sq.ft of versatile accommodation, offering six generous bedrooms, two bathrooms, four reception rooms, kitchen breakfast room and conservatory providing a variety of living, entertaining and working spaces. Outside the well planned grounds offer a large parking area to the frontage whilst the gardens boast a variety of formal and wild areas with a feature pond, rose arch walkway a planted beds filled with colour. Viewing is essential to appreciate the location and space on offer.

Property Comprises Briefly;
•Entrance Hall
•Six Bedrooms
•Two Bathrooms
•Sitting Room
•Family Room
•Dining Room
•Study
•Kitchen Breakfast Room
•Conservatory
•Cloakroom & Utility
•1.50 Acres Garden Grounds

The Property
Entering the property we step under the timber framed porch before pushing open the front door to the entrance hall, the brick lined floor and exposed timber staircase instantly highlight the character that that flows throughout the house. Stepping in we pass the ground floor cloakroom and the hall splits to our left and right. On the right doors open to the first two impressive reception rooms. Set to the front we find the sitting room, this dual aspect room offers a striking amount of natural light whilst a wood burning stove offers a cosy focal point to the space. Timber floors line the room and door opens to outside. At the rear we find the family room which boasts a feature fireplace and French doors opening to the extensive patio and gardens. At the opposite end of the hall we pass the study/home office, this versatile room boasts dimensions that comfortably allow for a games room or ground floor bedroom space. Stepping again to the rear of the property we find the family dining room with French doors opening to the garden whilst a door opens to the lobby area which leads past the utility room and into the Kitchen/breakfast room. This superb space is filled with natural light which enhances the modern fitted kitchen, a range of units are complemented by contrasting work tops and tiled flooring. A large island features and French doors open to the conservatory further enhancing the space. On the first floor we find the three double bedrooms and the bathroom off the first section of landing whilst a door opens to the rear landing where we find three further impressive bedrooms and the second bathroom.

Outside
Approaching the property from Foxes lane we arrive on the private road way which access' both Ketts Farm and Ketts Barn. The road continues through open fields for a quarter of a mile before passing the hedged boundary where we find the frontage of Ketts Farm, ample parking is set to either side of the Farm House and gated access on either side leads us to the rear garden. The gardens extend to 1.50 acres in total and offer a variety of formal and wild areas. From the rear of the house we step out of both the family room and dining room onto the patio which opens to the first extensive area of lawn framed with a range of planted beds, an area of orchard offers a variety of trees. Stepping from here into the second area of lawn we find mature trees and a most attractive rose arch walk way leading us to the pond. As we continue the garden offers an area of wild grass' and flowers with various paths mowed to walk through and enjoy the wildlife. The entire garden enjoys a southerly aspect.

Location
This charming property occupies a rural position situated on the Norfolk/Suffolk border. The Market town's of Bungay and Harleston are both within 15 Minutes drive and provide a fantastic range of independent restaurants, shops, supermarkets, schools, and all other essential amenities. The Cathedral City of Norwich lies approximately 20 miles to the north with a mainline rail service to London Liverpool Street (approx 1hr 54 mins) and an expanding airport on the north side of the city with international flights. Southwold and the unspoilt Suffolk coastline is under 20 miles east.

Services
Mains water & electricity, oil fired central heating, private drainage.

Local Authority: Mid Suffolk District Council
Council Tax Band: F
Energy Performance Rating: TBA
Postal Code: IP20 0PE

Tenure
Vacant possession of the freehold will be given upon completion.

Agents' Note
The property is offered subject to and with the benefit of all rights of way, whether public or private, all way leaves, easements and other rights of way whether specifically mentioned or not.