Hallway, kitchen, utility, dining room, garden room, sitting room, study and cloakroom. Principal bedroom with en-suite shower room, bedroom two with en-suite shower room, two further bedrooms and family bathroom. Off road parking and garage. Landscaped south-east facing rear garden. Additional land extending to 2 acres, along with equestrian facilities including yard, 3 stables, garaging/stores and manège.

Location The property is located on a small modern development known as Culcott Close within the convenient village of Yoxford and is within walking distance of all the popular village has to offer. The village has a store, an assortment of antique shops and galleries, a primary school, tennis, bowls and cricket clubs, a pub, cafes and restaurant and the Satis House restaurant/hotel. It is located adjacent to the A12 trunk road giving easy access to the north and south as well as to the Heritage Coast with the popular resorts of Aldeburgh (10 miles), Dunwich (6 miles), Walberswick (8 miles), Southwold (10.5 miles) and Snape (7.5 miles) all within a short drive. Yoxford is also home to the annual Arts Festival held in August each year which features musicians, actors and poets, with many workshops, masterclasses and exhibitions being held in the village. There is a railway station at Darsham (1.5 miles from the property) and this provides regular services to Ipswich with links to London's Liverpool Street station. There is also a further railway station at Saxmundham (4 miles) which benefits from shops including Waitrose and Tescos supermarkets.

Description The practical and stylish house was constructed in 2006 and is of brick and block construction with part rendered and part clad elevations under a predominantly tiled roof. It offers UPVC windows throughout and a gas fired central heating system. On the ground floor there is an impressive kitchen leading on to the dining room and in turn a 21'5 x 11'11 garden room. In addition, is a spacious sitting room, a study and cloakroom. On the first floor, two of the four bedrooms have en-suite shower rooms and in addition is a family bathroom. The property offers excellent equestrian facilities with a range of stables and stores as well as a menage. In all, the grounds extend to approximately 2.5 acres. 

The Accommodation

The House

Ground Floor A partially glazed front door flanked on one side by a window leads to the

Hallway Oak flooring. Stairs to the first floor landing and doors to the sitting, kitchen, study and

Cloak Room WC and hand wash basin. Tiled flooring. Radiator. South west facing window with obscured glazing. Recessed spotlighting.

WC and hand wash basin. Tiled flooring. Radiator. South west facing window with obscured glazing. Recessed spotlighting.

Study 9'4 x 9'4 (2.80m x 2.80m) North west facing window to the front of the property. Radiator. Oak flooring.

Kitchen 12'7 x 10'3 (3.80m x 3.80m) Fitted with stylish units including two electric ovens, an integrated dishwasher and Quartz work surface with four ring induction hob and extractor fan above. One and a half bowl ceramic sink with mixer taps above. Recessed spotlighting. Radiator. Oak flooring. South east facing window overlooking the rear garden. A large opening leads to the dining room and a door opens to the

Utility Room 7'9 x 6'5 (2.10m x 1.90m) High and low level wall units. Quartz work surface with sink, drainer and mixer taps above. Wall mounted gas fired boiler. Space and plumbing for a washing machine. Tiled flooring. Radiator. North-east facing partially glazed door to the exterior.

Dining Room 9'11 x 9'11 (3m x 3m) Oak flooring. Recessed spotlighting. Double doors to the sitting room and large opening to the

Garden Room 21’5 11’11 (6.50m x 3.60m) A fabulous extension to the original house. Wall to wall south-east facing windows overlooking the rear garden and north-east facing bi-fold doors to the patio. Oak flooring. Radiator. Skylights. Recessed spotlighting. A large opening leads to the

Sitting Room 19'3 x 12'7 (5.80m x 3.80m) North-west facing window to the front of the property. Radiator. Recessed spotlighting. Oak flooring. Double doors to the dining room and further door to the hallway where stairs lead up to the

First Floor

Landing Radiator. Hatch to roof space. Built-in airing cupboard with hot water cylinder and slatted shelf.

Bedroom One 15'6 x 13'8 (4.7m x 4.1m) A double bedroom with north-west facing French doors to the front of the property with glazed Juliet balcony and far reaching views over and beyond the close to open countryside. Fitted wardrobes with mirror fronted sliding doors. Radiator. A door opens to an

En– Suite Shower Room Comprising shower unit, WC and hand wash basin. Ladder style chrome towel radiator. Shaver point. Recessed spotlighting. Tiled flooring.

Bedroom Two 13'2 x 8'6 (4m x 2.5m) A double bedroom with north-west facing window to the front of the property. Radiator. A door opens to an

En-Suite Shower Room WC and hand wash basin with cupboard below and shower unit. Ladder style chrome towel radiator. Part tiled walls and flooring.

Bedroom Three 12'7 x 10'2 (3.80m x 3.10m) A double bedroom with south-east facing window with views over the rear garden towards the stables. Radiator.

Family Bathroom Comprising bath with shower attachment and folding glazed screen. WC and hand wash basin. Tiled flooring. Ladder style chrome towel radiator. South east facing skylights. Recessed spotlighting.

Bedroom Four 11'3 x 10'2 (3.40m x 3.10m) South-east facing windows with views over the rear garden. Radiator.

Outside The main drive is approached off Culcott Close and here there is a parking area laid to shingle that provides space for at least three vehicles. Here there is access to the attached single garage that measures approximately 17'6 x 9'. It has an up and over garage door to the front and power and light are connected. From the front of the property, the rear garden can be accessed via either side of the house, with one side having a covered walkway. The rear garden has a patio area abutting the garden room and beyond this, three levels of terrace which are laid with lawn and steps rising to a decked area with poles for an awning. The garden is enclosed by fencing and at the rear, is access to the yard, stables and land. This can also be accessed independently from a drive off Culcott Close. As well as a substantial concrete and shingle yard area there are the stables and stores. There are three timber built stables, each having a minimum size of 11' x 11'. One is being used as a tack room and adjacent to this is a feed store. In addition is a substantial store/garage with two double doors to the front. It measures approximately 18' x 19' and has power connected. The yard and stable area has water connected. Beyond the yard is the land which is predominantly laid to grass and is bordered by mature trees. In addition, is a 35m x 20m manège and also a horsebox/trailer building of timber construction with corrugated sides. This measures 17' x 17'. Adjacent to this is a further lean-to/store. In total the grounds extend to approximately 2.5 acres with the land beyond the garden and yard area being 2 acres.

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

Services Mains drainage, electricity, drainage and gas. Gas fired central heating. Photovoltaic cells on the rear roof providing an income and reducing the cost of electricity.

Council Tax Band E; £2,327.11 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 = B (Copy available from the agents upon request)

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. There is a public footpath along the northern boundary of the property adjacent to the drive that leads to the yard, stables and land.  Relaunched March 2023