Porch, hallway, cloakroom, dining room, sitting room, conservatory, breakfast room, kitchen and utility room. Bedroom one with en-suite bathroom. Three further double bedrooms and shower room. Off road parking for at least two vehicles. Double garage. Landscaped west facing 35' x 25' rear garden. No Forward Chain.

Location The property is located on Warene Close which is within walking distance of the centre of Framlingham which is home to a good selection of independent shops and businesses including cafés, restaurants, hairdressers, antique shops, a travel agency and delicatessen. It is also home to the Crown Hotel, Barclays Bank and a Co-operative supermarket. Off the Market Hill are a number of other businesses providing day-to-day services including pubs, vets, a medical centre and schools. Sir Robert Hitcham's Primary School is highly regarded and Thomas Mills High School is considered one of the best state schools in the East of England. There is also Framlingham College, which is served by its preparatory school, Brandeston Hall, some 5 miles away. Framlingham has previously been voted the number one place to live in the country and is perhaps best known for its magnificent castle which is managed by English Heritage. There are lovely walks from Framlingham into the surrounding countryside, and amenities such as golf in the nearby locations of Cretingham (6 miles), Woodbridge (12 miles) and Aldeburgh (13 miles). The world famous Snape Maltings Concert Hall is within easy reach (10½ miles). There is also bird watching at the RSPB centre at Minsmere (15 miles). Framlingham is only 12 miles from the coast as the crow flies with the popular destinations of Southwold, Dunwich, Thorpeness and Orford. The county town of Ipswich lies approximately 18 miles to the south-west and from here there are regular services to London's Liverpool Street station, scheduled to take just over the hour.

Description 11 Warene Close was built in the early 2000s and is of brick and block construction with brick elevations under a tiled roof. The house is presented to a high standard and has been well maintained. It offers spacious accommodation that includes a sitting room, dining room which could have numerous uses, breakfast room, kitchen, utility room and cloakroom. On the first floor are four double bedrooms, an en-suite bathroom and shower room. The bathroom and shower room have been upgraded in recent years. The property benefits from UPVC double glazed windows and doors throughout and there is a gas fired central heating system. Outside there is a west facing, landscaped rear garden as well as parking for at least two vehicles plus a good sized double garage.

The Accommodation

The House

Ground Floor A front door leads to the

Porch South facing window. Coloured coir matting flooring. Radiator. Built-in cloak cupboard with hanging rail and shelf above. A partially glazed door leads to the

Hallway Stairs to the first floor landing with understairs cupboard. Radiator. Doors lead to the cloakroom, dining room, sitting room and

Breakfast Room 9' x 8'2 (2.74m x 2.49m) East facing window. Radiator. A large opening leads to the

Kitchen 12' x 12' (3.66m x 3.66m) Fitted with a range of wall units with integrated double electric oven and space and plumbing for a fridge freezer and slimline dishwasher. Cupboard housing a water softener. Work surface with tiled splashback with four ring gas hob and extractor fan above. One and a half bowl ceramic sink with mixer taps above. Radiator. Recessed spotlighting. West facing window overlooking the rear garden. A door opens to the

Utility Room High and low level wall units with space and plumbing for a washing machine and tumble drier. Work surface with stainless steel sink with drainer and mixer taps above. Cupboard housing a wall mounted gas fired boiler. Radiator. East facing window and partially glazed west facing door to the rear garden. From the hallway further doors lead to the

Dining Room 12'5 x 10'2 (3.78m x 3.10m) This would make a large study or snug. East facing window to the front of the property. Radiator.

Sitting Room 18' x 13'5 (5.49m x 4.09m) A dual aspect room with north facing window and west facing doors flanked on both sides by windows opening to the conservatory. Living flame gas fire with marble style and timber surround. Radiators.

Conservatory 14'3 x 10' (4.34m x 3.05m) Of UPVC construction on a block and brick plinth under a glazed roof. Wall to wall west and south facing windows and doors to the exterior. Wall light points.

Cloakroom WC and hand wash basin. Radiator. East facing window with obscured glazing. The stairs on the ground floor hallway lead up to the

First Floor

Landing Radiator. Hatch to roof space. Built-in airing cupboard with hot water cylinder and slatted shelving. Doors lead off to the four bedrooms and shower room.

Bedroom One 12'9 x 12' (3.89m x 3.66m) A double bedroom with west facing dormer window to the rear of the property. Radiator. Wall to wall fitted wardrobes with dressing table. A door opens to an

En-Suite Bathroom Comprising bath with shower above and folding glazed screen. WC and hand wash basin. Tiled walls. Recessed spotlighting. Ladder style towel radiator. West facing window with obscured glazing.

Bedroom Two 12'9 x 10'4 (3.89m x 3.15m) A double bedroom with east facing window to the front of the property. Radiator.

Bedroom Three 11'6 x 10' (3.51m x 3.05m) A double bedroom with west facing window to the rear of the property. Built-in wardrobes with sliding door to the front, hanging rail and shelving. Radiator.

Bedroom Four 12'0 x 8'2 (3.66m x 2.49m) A fourth double bedroom with east facing dormer window to the front of the property. Radiator.

Shower Room Comprising shower, WC and hand wash basin. Ladder style chrome towel radiator. Tiled walls. Shaver point and recessed spotlighting. East facing window with obscured glazing.

Outside The property is approached from De Vere Close onto Warene Close. To the front of the property is a mature hedge and shingle along with an external power point. There is a drive to the side of the dwelling that serves two other properties and also leads to the parking area and garaging for number 11. Here there is parking for at least two vehicles and two up and over garage doors into the garage itself. This measures approximately 16' x 17'. It has a personnel door and window to the garden and power and light are connected. From the parking area a gate leads to the garden. This is fully enclosed by a high level red brick wall and fencing. This most attractive area has been landscaped and immediately abutting the rear of the house and conservatory is a sand stone patio. In addition is an area of lawn planted with maturing trees. There are also a number of beds with shrubs. The rear garden measures approximately 35' x 25' including the conservatory area.

Viewing Strictly by appointment with the agent.  Please follow current Covid-19 government guidelines.

Services Mains drainage, electricity, water and gas. Gas fired central heating.

Council Tax Band E; £2,405.49 payable per annum 2022/2023

Local Authority East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; [use Contact Agent Button]

EPC = Rating C (copy available from the agent)

NOTES Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point, which is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract. All measurements quoted are approximate.  The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order.  Photographs are reproduced for general information and it cannot be inferred that any item shown is included. No guarantee can be given that any planning permission or listed building consent or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise. Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan. The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers and buyers identity. As is often the case with small developments, the original transfer document states that a caravan or other vehicle in excess of 30 cwt cannot be parked at the property unless situated within the garage. September 2022