3 bedroom cottage

Hallway, kitchen, utility room, dining room, sitting room, conservatory and downstairs shower room.  Three first floor bedrooms and bathroom.  Landscaped grounds of 1.1 acres with a multitude of outbuildings including a double cartlodge, garage/workshop, greenhouse, potting sheds, ‘Whistles’ studio, cinema room, summerhouses and observatory with telescope.     

Location
Hoo is one of East Suffolk’s most desirable locations being close to Framlingham (4 miles), Wickham Market (4 miles), Woodbridge (8 miles) and Ipswich (12 miles).  The property itself is situated in a particularly pleasant situation and there are beautiful undulating views.  From the property are lovely walks and cycle rides.  Within walking distance is the village of Kettleburgh with its public house The Chequers Inn (1 mile).  The pretty village of Easton, with its Farm Park and The White Horse public house is approximately 1.5 miles.  The A12 trunk road is close at hand being 5 miles, providing easy links to the coast with destinations such as Aldeburgh and Thorpeness.  There are first class schools in the area in both the state and private sector.            

Description
Green Farm is a period red brick cottage under a tiled roof believed to date from the Victorian era.  The cottage stands centrally within attractive grounds of 1.1 acres.  Internally, is a hallway, kitchen/breakfast room, utility room, downstairs shower room, dining room, sitting room and conservatory.  On the first floor are three bedrooms and a bathroom.  The  cottage has excellent scope to be extended if desired subject to the normal consents.

Externally there are a multitude of excellent outbuildings including a double cartlodge with adjoining store, a large garage or workshop, a cinema room, a studio known as ‘Whistles’ which has scope for a number of uses including a home office, greenhouse, potting sheds, summerhouses and also an observatory with a telescope.    

The Accommodation
The Cottage

Ground Floor
A porch to the side of the house leads to the main door that opens to the 

Hallway
Radiator.  Brick flooring.  Doors lead to the dining room, kitchen, utility room and downstairs 

Shower Room   
Comprising shower, WC and hand wash basin with cupboard below.  Ladder style chrome towel radiator.  East facing window.

Utility Room  13’ x 8’3 (3.96m x 2.51m)
Roll edge work surface with recess and plumbing below for a washing machine.  Oil fired boiler.  Butler sink with taps above.  Fitted shelving.  Built in cupboards.  Hatch to roof space.  Brick flooring.  East facing  window and west facing door to the exterior.

Kitchen/Breakfast Room  16’8 x 9’ (5.08m x 2.74m)
Fitted with a range of high and low level wall units with space for a range cooker, a dishwasher and fridge. Roll edge work surface with one and a half bowl silica resin sink with drainer and mixer taps above.  North and west facing windows overlooking the garden.  Tiled flooring.  Radiator.

Dining Room  12’3 x 10’4 (3.73m x 3.15m)
South facing windows to the front of the property.  Brick fireplace with wood burning stove on a pamment hearth.  Radiator.  Stairs to the first floor landing and understairs cupboard.  A door opens to the 

Sitting Room  13’ x 12’3 (3.96m x 3.73m)
South facing window with views to the front of the property.   Brick fireplace with wood burning stove on a brick hearth.  Radiator.  A door opens to the

Conservatory  14’ x 10’5 (4.27m x 3.17m)
Of  UPVC construction on a brick plinth.  Wall to wall north, south and west facing windows overlooking the gardens and with field views beyond.    Double doors to the exterior.  Ceiling fan.  Electric underfloor heating. 

Stairs from the dining room rise to the 

First Floor
Landing
Hatches to roof space.  Doors leads off to the three bedrooms and bathroom.

Bedroom One  12’ x 11’5 (3.66m x 3.48m) 
A double bedroom with east facing window overlooking the front garden and fields beyond.  Radiator.  Built-in wardrobes.
  
Bedroom Two 12’ x 9’ (3.66m x 2.74m)
A double bedroom with south facing window to the front of the property.  Radiator.  Built-in cupboard and airing cupboard with lagged hot water cylinder and slatted shelving.
  
Bedroom Three   11’6 x 9’ (3.51m x 2.74m)
A third double bedroom or large single with west facing window overlooking the  garden.  Radiator.  Fitted shelving.

Bathroom
Comprising bath with tiled surround, shower, WC and hand wash basin.  Radiator.  Shaver point.  North facing Velux window with blind.    

The Outside
There are two access points from the road.  The main shingle drive leads to an extensive parking area and  outbuildings including the cartlodge and garage/workshop. Wonderful gardens surround the cottage and have been landscaped with orchard including apple, pear and plum trees, vegetable and flower beds, shrubs, patio areas and summerhouses.   There are also two ponds.  The grounds extend to approximately 1.1 acres.  There are a number of excellent outbuildings which include the following:

Double Cartlodge – of timber framed construction and measuring 18’ x 17’7. Power and light are connected.   Large store to one side.

Garage/Workshop – 23’ x 13’ (7.01m x 3.96m), of red brick construction under a tiled roof.   Currently used as a workshop and containing a number of workbenches.  Up and over garage door to the front which has been blocked.  Window to the rear.  Power and light connected.

‘Whistles’ Studio – 24’4 x 8’8 (7.42m x 2.64m), known as ‘Whistles’, this lovely building is of red brick construction with a veranda to the front and a mower store to one side.  There is a wood burning stove and power and light are connected.   

Cinema Room – An insulated cabin of timber construction which has been used as a cinema room and makes for an ideal den.  It measures 15’4 x 9’.  Power and light are connected.  There is a window to one side and double doors opening to a decked area.

Greenhouse - of timber construction on a brick plinth.

Tool and Potting Sheds – of timber construction and measuring 15’6 x 6’9 and 9’3 x 7’2.  Power and light are connected.  

Observatory  - 8’10 x 7’3, this benefits from a telescope and has a retractable roof.   

Viewing Strictly by appointment with the agent.  

Services -  Mains water and electricity.  Oil fired central heating system.  There is a private septic tank at the property.  Whilst it is understood that it works in a satisfactory manner, it is unlikely to comply with the 2020 regulations.  A buyer should budget to install a new sewage treatment plant at their own cost and this has been taken into account within the guide price.   

EPC  Rating = F (Copy available form the agents upon request)

Council Tax -  Band E; £2,292.72 payable per annum 2022/2023

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

NOTES
1.  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. 

2. 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.

3. This is a probate sale and probate has been granted.    

4. All aerial images were taken in 2019 and provided by the owners.    March 2023