Side entrance/utility room, sitting room, kitchen/dining room, pantry and family bathroom.  Ground floor bedroom four/office and en-suite shower room.  Three first floor bedrooms.  Ample off-road parking.  Grounds extending to 0.35 acres.

Location

1 Crossing Cottages is situated in a semi-rural location on the outskirts of the town of Leiston.  Within the town itself are a number of facilities including schools, Suffolk's oldest cinema, The Longshop Museum, a leisure centre with swimming pool, and shops including a Co-op supermarket.  The beach at Sizewell, with its nature reserves, is just 4 miles away from the property.  The bird sanctuary at Minsmere is also within easy driving distance.  The property is approximately 5 miles to the north of the coastal town of Aldeburgh with its wide offering of shops, cafes and restaurants.  Thorpeness with its meare, golf club and country club is situated just under 4 miles away.  Also within the vicinity are historic castles at Framlingham and Orford, and the famous concert hall at Snape Maltings which holds a wide variety of musical events throughout the year.  4 miles to the west is the town of Saxmundham, which offers Waitrose and Tesco supermarkets, a number of individual shops and eateries, as well as a railway station with regular services to Ipswich and on to London's Liverpool Street Station.

Directions

Heading south on the A12 from Yoxford, continue for about 2 miles and take the left hand turning onto the B1121, where signposted Saxmundham.  At the crossroads in the centre of Saxmundham, turn left onto the B1119 and continue along this road for approximately 3 miles.  Take the left hand turning where signposted Theberton and continue over the railway line.  Turn left at the junction and the property will be found a short way along on the left hand side.  For those using the What3Words app: ///minds.impulsive.voice

Description

1 Crossing Cottages is a pretty semi-detached Victorian Cottage with a single-storey extension and a garden of approximately 0.35 acres extending to the side and rear.  The property has well laid out accommodation over two storeys comprising side entrance with utility area, sitting room, kitchen/dining room, ground floor bedroom four/office with en-suite shower room, further ground floor bathroom, pantry and three good-sized bedrooms on the first floor.  The cottage boasts wooden double-glazing throughout.  Outside, the property is bounded to the rear by hedging, beyond which is the railway line that currently has minimal use, but, with the commencement of the build at Sizewell, will incur increased traffic.  The garden itself is mainly laid to lawn with established shrub and hedge borders.  It includes a secluded area known as ‘the pit’, which is an absolute haven for wildlife, and within which stands a raised timber summerhouse.  The property would make a perfect rural retreat or family home.

The Accommodation

The House

Ground Floor

A stable door to the side of the property opens to the 

Entrance Hall/Utility Room

A door opens to bedroom four/office, with a further partially glazed door giving access to the

Kitchen/Dining Room 12’5 x 12’0 (3.78m x 3.66m)

Sash window to side and pamment tiled flooring.  A range of hand-built units with a one and a half bowl single-drainer sink unit with mixer tap over and tiled splashback.  Redbrick chimney breast with solid-fuel Nordica range cooker, which the vendors have found to be an adequate source of heating.  Space for electric cooker.  A door opens to an

Inner Lobby

Built-in understairs cupboard and door to pantry, which has a ceramic tiled floor.  A door opens to the

Family Bathroom

Bath in tiled surround with ornate mixer tap over and shower attachment, close-coupled WC and pedestal hand wash basin with tiled splashback.  Internal window to bedroom four/office with obscured glazing.  

A glass panelled pine door from the kitchen leads to the

Sitting Room 12’0 x 12’0 (3.66m x 3.66m)

With main entrance door and double-glazed sash window to front.  Recessed Parkray wood burning stove inset into brick chimney with tiled hearth and wooden surround.  

Bedroom Four/Office 15’2 x 10’0 (4.62m x 3.05m)

Windows to side and French doors leading out to the garden.  Ceramic tiled flooring with underfloor heating.  Recessed lighting.  A door opens to the

En-Suite Shower Room

Window to rear.  Comprising pedestal hand wash basin, close-coupled WC and extractor fan.  Double shower tray in tiled surround with glass screen, drencher shower and hand-held attachment. 

The stairs in the kitchen rise to the

First Floor

Landing

Access to loft and exposed floorboards.  Doors lead off to the three bedrooms.  With steps to

Bedroom One 12’3 x 12’0 (3.73m x 3.66m)

A good-sized double bedroom with sash window to front with outstanding rural views.  Exposed floorboards.  Built-in wardrobe with hanging rail and shelving.     

Bedroom Two 11’6 x 9’0 (3.51m x 2.74m)

A further double bedroom with sash window to rear and exposed floorboards. 

Bedroom Three 10’4 x 7’3 (3.15m x 2.21m)

A single bedroom with window to rear and exposed floorboards.  Built-in airing cupboard with pressurised water cylinder and slatted shelving. 

Outside

The property is approached from the highway via a wrought iron gate which opens into a driveway that provides off-road parking for three to four vehicles.  There is an opening to the garden to the side where there is a timber log store.  This area is mainly laid to lawn with established shrub and flower borders.  To the rear of the garden is a large timber shed, a further shed and a lean-to store.  Behind this is composting.  To the side of the garden are steps that lead down to the area known as ‘the pit’.  This area runs alongside the railway track and is a hive of activity for wildlife, with established trees and shrubs.  There is an elevated viewing platform with a timber summerhouse on top which makes an ideal observation point. 

Viewing 

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

Services  

Mains water and electricity.  Shared private drainage system in the garden of 1 Crossing Cottages (serving 1 and 2 Crossing Cottages).  There is an informal agreement in place for maintenance.  

EPC Rating 

E (full report available from the agent).   

Council Tax  

Band B; £1,550.78 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.

3.  Please note the following may affect properties in East Suffolk.  Proposals exist to build new park & ride sites, lorry parks and railway lines and make road improvements to service the proposed new Sizewell C power station.  Further information can be found at

April 2023