Beccles – 3.6 miles
Bungay – 4.1 miles
Southwold – 15.8 miles
Norwich – 20.5 miles

An ideally situated, substantial detached bungalow situated in the popular rural village of Ilketshall St Andrew. Occupying a plot approaching 4 Acres (stms) of well drained land and boasting a range of outbuildings this superb site offers opportunity for variety of pursuits be it business or pleasure. The property itself boasts over 1400.st ft of accommodation comprising of four bedrooms, two bathrooms, two reception rooms, kitchen and conservatory whilst outside the extensive plot offers formal gardens, meadows, paddocks and area of hard standing. Viewing is essential to appreciate both the internal and external space coupled with the superb location on offer.

Accommodation comprises briefly:
Entrance Hall
Sitting Room
Dining Room
Conservatory
Kitchen & Pantry
Utility & Boot Room
Master Bedroom & En-Suite
Bedroom Two & Three (Doubles)
Bedroom Four/Study
Shower Room
3.71 Acre (stms) Plot
Double Garage
Outbuildings

The Property
Stepping through the attractive storm porch we open the front door and are welcomed by the entrance hall of this charming bungalow. Central to the property is the 'hub' of the home, the impressive kitchen breakfast room, fitted with a vast range of wall and base units we find extensive storage and working areas above whilst space for informal dining and entertaining is offered. A door opens to boot room and utility area which in-turn leads onto the impressive patio whilst a window over the sink looks onto the same. A fitted fridge freezer, double oven and hob feature. Back in the entrance hall we pass bedroom four which currently serves a s study, this room offers a generous single bedroom space. Adjacent we pass the family shower room before stepping into the dining room. this exceptional space is centred around family living and entertaining alike, two windows take in the stunning views of the garden and land beyond whilst French doors open to the conservatory where the attractive tiled flooring continues from the dining room, further enhancing the feeling of space and seamless link between the two rooms. From the conservatory French doors open to the extensive patio ideal for summer entertaining whilst inside the southerly aspect provides the perfect space to enjoy the garden throughout the year. Stepping back through the kitchen a door opens to the inner hallway where we find a large pantry cupboard and door opening to the sitting room. The sitting room offers the perfect evening entertaining room with a charming fireplace providing a cosy focal point whilst an attractive bay window looks onto the garden and compliments this spacious room. The inner hallway leads us to the main bedroom area ideally position away from the living space. Two double bedrooms feature one of which boasting large fitted wardrobes whilst completing the accommodation we find the master suite. This impressive room offers triple fitted wardrobes and an en-suite bathroom whilst leaving ample space for the master bedrooms furnishings.

Outside
From Clarkes Lane we approach the property over a private concrete roadway where we find two access points, firstly to the driveway which provides off road parking and leads to the double garage whilst the second access enters via a five bar, farm gate at the rear of the site, this leads to the large hard standing and in turn opens to the paddocks, meadow, workshop and open barns and cart lodges. Surrounding the property an extensive formal garden provides the perfect view from every room within the home, a large patio area leads from both the rear door and French doors in the conservatory providing an excellent spot for outside entertaining and enjoying the view of the gardens, grounds a open countryside beyond. An ornamental fish pond provides an attractive feature whilst a wealth of well stocked flowering beds are filled with colour and frame the garden. At the front of the property we step from the parking area to the front door where an attractive courtyard entrance is formed with box hedge framed pathways. Stepping through the plot we pass a kitchen garden area before opening the first of the farm gates. where we find two paddocks set to the south side of the site and a large open area of meadow with a natural pond on the north boundary. At the head of this space a gate opens to the yard where we find our outbuildings and hard standing whilst a further meadow area sits beyond.

Location
Rookery Farm occupies a substantial plot in a peaceful, rural but not isolated position conveniently located equidistant to the attractive Market Towns of Beccles and Bungay, both of which provide numerous shops, schools, and essential amenities which may be needed. The Cathedral City of Norwich lies approximately 20 miles to the north with a mainline rail service to London Liverpool Street (approx 1hr 40mins) and an expanding airport on the north side of the city with international flights. Southwold and the unspoilt Suffolk coastline are within easy driving distance.

Fixtures and Fittings
All fixtures and fittings are specifically excluded from the sale, but may be available in addition, subject to separate negotiation. All curtains shall be inclusive of the sale.

Services: Oil fired central heating. Mains Water & Electricity. Private drainage.
EPC: D

Local Authority
East Suffolk Council
Tax Band: C
Postcode: NR34 8HR

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.

Tenure
Vacant possession of the freehold will be given upon completion