An historic, meticulously restored and beautifully presented 17th Century village house with far reaching valley views.

Listed Grade II and dating from the 17th Century, The Boot is thought to be one of the oldest properties in Great Bealings. The original farmhouse has had a variety of uses including being the village pub until the early 1960’s. The house, with its brick and rendered elevations, enjoys an elevated setting on the edge of the village, with far reaching southerly views towards both the parish church and over the surrounding farm and woodland of the Lark Valley.

The accommodation extending to some 2,610 sq ft includes atmospheric reception rooms either side of a central chimney, with an impressive oak garden room open plan beyond the sitting room, from where there are far reaching southerly views. These rooms feature brick fireplaces with woodburning stoves and oak and mahogany flooring. There is a wealth of exposed timbers, and set off the dining room is a tranquil snug. The fully fitted farmhouse kitchen includes a modern electric AGA, whilst beyond is a modern period style bath/shower room.

On the first floor the master bedroom has an impressive fully fitted dressing room with an en suite shower room beyond and there are two further independently accessed bedrooms with a return staircase to the snug.

The Boot has been meticulously restored, with a full program of works undertaken by the present vendors, with exacting attention to detail throughout. The property benefits from a modern oil-fired central heating system with new column radiators throughout, there is a full ‘Smart’ CCTV security system and internal and external audio wiring system.

OUTSIDE

Wrought iron electric gates open to a granite set parking courtyard, fronting onto which is a double garage which includes a self-contained fully equipped at-home office.

GARDENS

The Boot sits amidst delightful and secure part-walled gardens. The front are well kept lawns with herbaceous borders and includes a sheltered gravelled terrace, from where the wonderful views can be enjoyed. Steps lead to a flexible use cedar clad garden outbuilding with studio and workshop, which offers the potential for the creation of annexe accommodation, whilst adjacent is a greenhouse.

A shingle path leads to a rear walled garden with a raised terrace and brick barbecue, making it ideal for alfresco dining, with pathway access to a delightful, glazed cedar orangery, complete with its own wood burner. There are formal and kitchen gardens and a number of screened garden stores. The property is completed with a walk-through log store and there is a separate gated rear access. The gardens have external lighting, various power points and are serviced by pumped well water. In all the property extends to about 0.43 of an acre.

LOCATION

The Boot enjoys a convenient location on the edge of Great Bealings. The adjacent village of Little Bealings has one of Suffolk’s top performing primary schools and there are further facilities, including village stores, local pub and tennis club, in nearby Grundisburgh. The county town of Ipswich (6 miles) and the popular riverfront town of Woodbridge (3 miles) are both easily accessible, and offer a comprehensive range of shopping and commercial facilities. There is a wide choice of excellent schools in both towns, catering for all age groups, in both the public and private sectors, and a full range of recreational opportunities, with numerous golf courses on the edge of each town, watersport opportunities on the Deben and Orwell estuaries, together with tennis, squash, rugby and football clubs. Main line rail services run regularly from Ipswich to London Liverpool Street Station in about 70 minutes and the region’s main road (A12 and A14) network is easily accessed and links beyond to London’s M25, Stansted Airport, Cambridge and The Midlands.

DISTANCES

Woodbridge - 3 miles
Ipswich – 6 miles (London Liverpool Street Station 70 mins)

DIRECTIONS (IP13 6PQ)

From Ipswich, travel in a north easterly direction on the Tuddenham Road. Proceed through the village of Tuddenham and shortly thereafter, turn right signed to Playford and Woodbridge. Continue beyond the two turnings to Playford. Shortly after the road bears 45 degrees to the left and climbs a small hill, continue, passing the right-hand junction to Little Bealings, dropping down the hill after passing an ornate Wolsey style gate in the left-hand brick wall. The entrance to The Boot is the second driveway on the left.

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PROPERTY INFORMATION

Services: Mains electricity, water and drainage are connected to the property.

Superfast broadband is available to the property.

Fixtures & Fittings: Items regarded as fixtures and fittings, including carpets and curtains, are initially excluded from the sale, although certain items may be available by separate negotiation.

Viewings: By appointment with Jackson-Stops.