Positioned at the end of a quiet lane between Fynn Valley Golf Course and the River Fynn, Valley Farm incorporates a charming 16th century farmhouse along with the recently refurbished three bedroom lodge and an annexe.

The main house is a beautifully presented farmhouse, of timber framing and rendered elevations. Internally, there are period features include exposed beams and inglenook fireplaces, whilst also offering space ideal for modern family life. The charming accommodation is set over three floors; a central welcoming entrance hall leads to the main reception rooms being the impressive drawing room with doors to the gardens, and the dining room which lead through to the kitchen; there is also a cloakroom off the entrance hall. The country style open-plan kitchen/breakfast room has some incredible beams and opens out to a useful family area that overlooks the garden along with giving access to the utility room. From here you can also access an enclosed courtyard, a fine spot for morning coffee. The kitchen is equipped with an aga, solid oak bespoke cabinetry, flagstone floors and a central island.
The first floor can be accessed from two separate staircases, leading to three bedrooms, and two large family bathrooms. The fourth bedroom lies to the second floor.

Attached to the far end of the house is the self contained annexe, which is accessed via its own door, compromising a kitchen, a sitting room, cloakroom, as well as a bedroom with en suite. Once upon a time it did link through from the house and could be relinked if required.

The Lodge
Extending to almost 2300 sq ft of single storey accommodation, The Lodge was completely refurbished from top to bottom by the vendors as they once used the building as their main home whilst they let out the farmhouse. To be used as ancillary accommodation to the main house but with its own driveway, entrance and garden, The Lodge is a charming, yet incredibly spacious part thatched, three-bedroom property.
A long hall gives access to the three bedrooms, of which all are en suite, whilst at the end of the hall is an impressive light filled living room with feature fireplace and sliding doors to the garden. The area opens out to the dining room which in turn opens into the incredible fully vaulted open plan kitchen/breakfast/family room, with further doors to a little covered terrace and courtyard, overlooking the beautiful vistas of the gardens with pond, and neighbouring grazing land beyond. The kitchen has been beautifully designed with solid wood cabinetry, purple Aga, and granite worktops, finished by the stone floor that has underfloor heating. The perfect space for entertaining and to the side is a generous sized utility room.

Local Authority: East Suffolk Council
Services: Valley Farm has oil fired central heating, while the Lodge has a ground source heat pump.
Private drainage which does comply.
All other mains services are connected.
Council Tax: Band G

Extending in all to about 1.9 acres, the grounds are mainly laid to lawn and extend across all three of the properties. To the front, is the carriage driveway bordered by feature lawns and flower beds, along with an old farm wall and flint outhouse. Beyond the wall there is access to a further shared driveway giving parking for
The Lodge and annexe.

The gardens are currently sub-divided by estate style fencing to give areas for each of the properties, though of course could easily be reconnected to be enjoyed as one. Sprawling lawns are interspersed by beautiful mature trees and of particular note is the stunning willow that stands proudly before the pond. The pond is a real feature of these fine gardens and beyond that, is the most wonderful views across the neighbouring pasture land with grazing Llamas, then down towards the river and woodland beyond. There are so many areas to enjoy the morning coffee or alfresco dine, with large patios and terraces throughout the grounds. The wine cellar and office sit in the garden to the main house.

Situated just outside Witnesham, Valley Farm is positioned at the end of a quiet lane on the edge of the neighbouring golf course. The village of Witnesham offers a good range of local amenities including independent shops and a pub, with the neighbouring villages of Tuddenham and Westerfield offering more choices of pubs and everyday amenities.

Nearby Ipswich offers a more comprehensive range of facilities, and amenities including a mainline railway station. Recreational facilities in the wider area include sailing and fishing on the estuaries of the Deben, Orwell and Alde together with golf courses at Fynn Valley, Ufford and Aldeburgh, and many incredible walking and cycling routes are also in the area.

Both the A14 and A12 are within easy reach, providing access to the greater road network. A mainline train service runs from Ipswich to London Liverpool Street, in under an hour.
The area offers an excellent selection of both state and independent schooling, including Witnesham Primary in the village and Thomas Wolsey Ormiston Academy, Ipswich School, St. Joseph’s College, Woodbridge School and Framlingham College and Prep

Witnesham 1.2 miles, Woodbridge 7 miles, Ipswich Station 5.1 miles, Westerfield 1.9 miles