Sitting room, dining room, kitchen/breakfast room and pantry.  Two first floor bedrooms and family bathroom.  Courtyard garden to rear and cottage garden to front.  On-street parking.  No forward chain.

Location

Black Tiles is located in the heart of the village of Dennington, which benefits from a primary school, a highly regarded public house, recently refurbished village hall, St Mary’s Church and a recreational ground with sporting facilities for bowls and tennis.  The Neathouse Café provides day-to-day food including vegetables and homemade cakes.  There is also Dennington Horticultural Club, a local branch of the WI and an annual village fete. 

Just 3 miles away is the medieval market town of Framlingham, which is best known for its Norman castle.  The town is home to a good selection of independent shops and businesses, including cafés, restaurants, hairdressers, antique shops, a travel agency and delicatessen.  There is also the Crown Hotel, Barclays Bank and a Co-operative supermarket.  Away from the town centre 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.  The county town of Ipswich is approximately 19 miles from the property, and the Heritage Coast, with all it has to offer, is just 14 miles away.

Directions

Enter Dennington on the B1116 from Framlingham and at the T-junction in the centre of Dennington turn right onto the A1120.  Turn right again into the carpark of the Dennington Queen and the property will be found immediately on the left.  For those using the What3Words app: ///balconies.acted.revolting

Description

Black Tiles is a charming, two-bedroom, redbrick period cottage with outstanding views towards the church.  Whilst being primarily detached, the property is partially attached to another dwelling by the rear left hand corner.  The property has simple but well laid out accommodation over two storeys comprising sitting room, dining room, kitchen/breakfast room, two double bedrooms and a family bathroom.  Outside, the property has pretty cottage-style gardens to the front and a garden to the rear which is enclosed by a redbrick wall.  This area is hard landscaped with a raised flower bed and timber and tin sheds. 

The Accommodation

The House

Ground Floor

The front door opens to the

Dining Room 12’11 x 12’3 (3.94m x 3.73m)

Windows to front.  Redbrick fireplace with tiled hearth and wooden mantel (currently blocked).  Storage areas to side with cupboards above.  Wall-mounted radiator.  Steps lead down to the

Kitchen/Breakfast Room 20’9 x 7’3 (6.32m x 2.21m)

Windows to rear and stable door to garden.  Brick flooring and wall-mounted radiator.  A matching range of fitted wall and base units with rolltop work surface incorporating a one and a half bowl ceramic sink with single-drainer sink unit with mixer tap over and tiled splashback.  Space and plumbing for washing machine and appliances.  Four-ring electric hob with filter hood over and electric oven under.  A door opens to the pantry, which has shelving and houses the electric floor-mounted boiler with pressurised water system. 

Steps in the kitchen lead to the

Sitting Room 12’10 x 12’2 (3.91m x 3.71m)

Further window to front.  Wall-mounted lighting and wall-mounted radiator.  Recessed wood burning stove into brick fireplace with tiled hearth and wooden mantel over. 

From the kitchen, stairs rise to the

First Floor

Landing

Window to rear.  A useful space that could be used as a study area.  Wall-mounted radiator and access to loft.  Doors lead off to the bedrooms and bathroom.

Bedroom One 13’0 x 12’3 (3.96m x 3.73m) 

Window to front.  A range of built-in wardrobes with shelving and hanging rails.  Wall-mounted radiator.

Bedroom Two 12’11 x 12’5 (3.94m x 3.78m)

Window to front.  A further double bedroom with built-in wardrobe with hanging rail.  Wall-mounted radiator.

Family Bathroom

Window to rear with obscured glazing.  Panelled bath with mixer tap over and shower attachment, pedestal hand wash basin, tiled surround, shaver point and light. 

WC

Window to rear and close-coupled WC. 

Outside

From the carpark of the Dennington Queen, a gateway opens to a path that leads across the front garden to the side of the property where there is gated access to the rear garden.  The rear garden is enclosed by redbrick and rendered walls, and houses a tin storage shed and timber storage shed.  This area is hard landscaped with a raised flowerbed to side and established shrubs.  The front garden sits behind fencing and is mainly laid to lawn with hedging, flowers and shrubs. 

Viewing 

by appointment with the agent.  Please adhere to current Covid guidelines.

Services 

Mains water, drainage and electricity.  Electric central heating.

EPC Rating 

E (full report available from the agent). 

Council Tax 

C; £1,764.72 payable per annum 2023/2024.

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.

April 2023