Hallway, cloakroom, utility room and ground floor sitting room/playroom. First floor kitchen/dining room and drawing room. Three second floor bedrooms, en-suite shower room and family bathroom.  Off-road parking and large store.  West facing 25’ x 25’ rear garden.

Location
The property is located on Bibbys Way, in the southern part of the market town of Framlingham. The thriving town of Framlingham is home to a good selection of independent shops and businesses including cafés, restaurants, hairdressers, antique shops, a travel agency and delicatessen. It is also home to the Crown Hotel, Barclays Bank and a Co-operative supermarket. Off the Market Hill 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 prep school, Brandeston Hall, some 5 miles away. 

In recent years Framlingham was voted the number one place to live in the country and is perhaps best known for its magnificent castle which is managed by English Heritage. More latterly, Framlingham was included within the top four places in the country to live by the Sunday Times. 

Framlingham is surrounded by delightful villages, many of which have popular public houses. There are lovely walks from Framlingham into the surrounding countryside and amenities such as golf in the nearby locations such as Cretingham (6 miles), Woodbridge (12 miles) and Aldeburgh (13 miles). The world famous Snape Maltings Concert Hall is within easy reach (10½ miles). There is also bird watching at the RSPB centre at Minsmere (15 miles). Framlingham is only 12 miles from the coast as the crow flies with the popular destinations of Southwold, Dunwich, Thorpeness and Orford. The county town of Ipswich lies approximately 18 miles to the south-west and from here there are regular services to London’s Liverpool Street Station, scheduled to take just over the hour. 

Directions
From Clarke & Simpson’s office in Well Close Square proceed along Station Road and having passed the Station pub on the right hand side, turn right onto Bibbys Way before the Co-op petrol station.  Continue along the road and bear round to the left where number 44 is the last house on the right at the end of the range of Suffolk white brick town houses.

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Description
44 Bibbys Way is an end-of-terrace white brick town house that is beautifully presented throughout.  It was constructed by well renowned builders, Hopkins Homes in 2018.  The house offers particularly spacious accommodation and of particular note, on the ground floor, is a 21’ x 10’ sitting/playroom along with a utility room and cloakroom.  On the first floor is a kitchen/dining room along with a drawing room.  The second floor has the bedroom accommodation with three bedrooms, the principal of which has an en-suite shower room.  In addition is a family bathroom.  Outside, there is off road parking, a large store and also a west facing garden.

The Accommodation

The House

Ground Floor

A front door leads to the 

Ground Floor Hallway  
Tiled flooring.  Wood panelled walls. Stairs to the first floor landing.  Radiator.  Built in shelved drinks cupboard, cloak cupboard and under stairs store.  Doors lead off to the 

Cloakroom
WC and hand wash basin, wood panelled walls, south facing window with obscured glazing and plantation  blind.  Radiator.

Utility Room
Low level wall units.  Wood effect roll edge work surface with a stainless steel sink, mixer taps above and drainer.  Wall mounted gas fired boiler.  Space and plumbing for washing machine and tumble dryer.  Tiled flooring, partially glazed west facing door to the rear garden.  Radiator. A door opens to the 

Ground Floor Sitting Room/Playroom
A spacious room with west facing French doors opening to the rear garden.  Karndean style flooring. Feature radiators.

The stairs in the ground floor hallway rise to the 

First Floor Landing.  
Radiator.  Stairs to the second floor and doors to the drawing room and 

Kitchen/Dining Room. 
A delightful room  with west facing windows with wooden plantation blinds overlooking the rear gardens.  Fitted with a stylish range of high and low level wall units with wood effect roll edge work surface and one and a half bowl stainless steel sink with drainer and mixer taps above.  Electric double oven with four ring halogen hob above and extractor fan.  Space and plumbing for a dishwasher.  Radiator.  Karndean style flooring.  Double doors open to the 

Drawing Room
A beautifully presented and spacious room with east facing windows with wooden plantation blinds.  Karndean style flooring.  Radiator.  A door returns to the first floor landing where stairs lead up to the 

Second Floor Landing
Hatch to roof space.  South facing window, built in wardrobe with hanging rail.  Built in airing cupboard with modern hot water cylinder, pressurising tank and slatted shelving.  Doors lead off to the three bedrooms and bathroom.

Bedroom One 
A double bedroom with east facing windows to the front of the property with wooden plantation blinds.  Radiator.  Built in  wardrobe with hanging rail with shelf above.  Radiator.  A door opens to an 

En-Suite Shower Room 
Comprising shower , WC and hand wash basin.  Radiator.  Shaver point.

Bedroom Two
Double bedroom with west facing window to the rear of the property.  Built in wardrobe with hanging rail and shelf above.  Radiator.

Bedroom Three
A good sized single bedroom with west facing window to the front of the property.  Radiator.

Bathroom
Comprising bath, WC and hand wash basin. Radiator.  Part tiled walls.

Outside
The property is approached off Bibbys Way via a shingle parking area providing off road parking for a vehicle, adjacent to which is an area of lawn enclosed by hedging.  This leads to a store with an up and over garage door to the front.

The back garden can be accessed via a pedestrian path to the rear of the property.  The rear garden is fully enclosed by a brick wall and fencing.  Immediately abutting the house is a shingle patio area which enjoys the west facing sun.  Beyond this is a raised garden laid to lawn with lavender and box hedging.  There is are two sets of external power points and a tap.  The rear garden measures approximately  25’ x 25’ and also contains a bin store. 

Viewing Strictly by appointment with the agent.  

Services  Mains water, drainage, electricity and gas.  Gas fired central heating.  

EPC  Rating = B  (Copy available on request.)

Council Tax  Band D; £2,050.27 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.
 
May 2023