A substantial, period village house with delightful south-west facing gardens, in the heart of Benhall Green. 

Location
The small village of Benhall Green benefits from its own primary school and is situated just 1.5 miles to the south of Saxmundham.  Here there are excellent services including a Waitrose supermarket, Tesco supermarket, main High Street including a variety of shops and services, a railway station with trains to London’s Liverpool Street Station. The property is located in a delightful position and it benefits from being close to the A12 and Suffolk’s Heritage Coast that is only 6.5 miles to the east with lovely destinations such as Aldeburgh and Thorpeness.  The renowned Snape Maltings Concert Hall is just 3.5 miles.  The riverside town of Woodbridge is approximately 12miles.         

Description
Lime Tree House is a most impressive and substantial Grade II Listed dwelling believed to date from the 17th Century.   It is of timber framed construction with brick elevations under a tiled roof.  The house extends to approximately 3,300 sq feet and it offers large rooms with tall ceilings, many of which are twin aspect and take full advantage of views over the delightful, south-west facing rear gardens.  Most rooms have attractive lead light windows and there is an oil fired central heating system throughout as well as an Aga in the kitchen.  The hub of the house is the kitchen/dining room off which is the drawing room and then the study and sitting room.  Also on the ground floor is a shower room with cloakroom, second cloakroom and utility room.   Approached by two staircases is a light and wide landing.  There are five bedrooms and two bathrooms as well as a sixth, attic  bedroom.
The gardens of Lime Tree House are a particular feature with an excellent range of outbuildings, comprising studios that have potential for annexe or home office use.  The gardens have a range of mature trees, shrubs and specimen plants.  There is also a pond adjacent to a flint Folly.     
         
The Accommodation
The House

Ground Floor
A front door opens to the 

Kitchen  17’1 x 14’3 (5.21m x 4.34m)
A lovely room fitted with a range of high and low level wall units with timber work surfaces and double ceramic sink with mixer taps above.   Space and plumbing for a dishwasher.   Four oven cream Aga.   Brick flooring in a herringbone style.   Radiator.   North-east and south-east facing windows overlooking the garden.   A large opening leads to the dining room and a door leads to the 

Utility Room  14’ x 9’7 (4.27m x 2.92m)
A dual aspect room with south-west and north-east facing windows to the front and rear.   High and low level wall units with integral electric oven with four ring hob above and extractor fan.   Timber work surface.   Space and plumbing for a washing machine, tumble drier and fridge.  Oil fired boiler and hot water cylinder and pressurising tank.   Tiled flooring.  Radiator.  Door to large built-in store or pantry with north-west facing window.  A further door from the utility room leads to the rear hallway which has a door to the exterior and further door to the 

Cloakroom
WC and hand wash basin.  North-west facing window.  Radiator.  

From the kitchen, a large opening leads to the

Dining Room  16’3 x 14’ (4.95m x 4.27m)
A spacious, dual aspect room with north-east facing window to the front of the property and south-west facing French doors flanked on both sides by windows opening to the rear patio and garden.  Brick and pamment tiled flooring.  Radiator.  Secondary staircase to the first floor landing.  A door opens to the

Drawing Room  24’8 x 14’ (7.52m x 4.27m)
An impressive room with exposed beams and wide floorboards.  Fireplace which is home to a wood burning stove on a brick hearth.  South-west facing windows overlooking the rear garden.  Further blocked brick fireplace with cupboards on both sides.  Fitted shelves.  Radiator.  Principal staircase to the first floor landing.  Door to the inner hallway and glazed double doors leading to the 

Side Porch
South-west and south-east facing windows and door to the exterior.     

Study  9’9 x 8’7 (2.97m x 2.62m)
North-west facing window to the side of the property.  Radiator.  Recessed spotlighting.  Fitted shelving.  Doors lead to the sitting room, cellar and downstairs 

Shower Room
Comprising shower, hand wash basin and north-west facing window.  Shaver point.  Recessed spotlighting.   Ladder style towel radiator.   A door opens to a 

Cloakroom 
WC.  North-east facing window.  Radiator.  Tiled flooring.  

Sitting Room  14’10 x 14’3 (4.52m x 4.34m)
Offering a wealth of history with exposed, fluted beams and semi-circular inglenook fireplace with fluted bressummer beam above which is home to a woodburning stove.  Fitted shelving.  Built-in shelved cupboard.  North-east facing window to the front of the property.  South-east facing window to the side and partially glazed door to the exterior.  Radiator.

From the study, stairs lead down to the  

Cellar  14’5 x 8’6 (4.40m x 2.60m)
Brick flooring.  Ceiling height of approximately 5’8.

The principal staircase in the ground floor drawing room lead up to the

First Floor
Landing
A spacious area that could house a desk or sofa.  North-west, north-east and south-west facing windows along with a south-east facing Velux window.  Radiator.  Spotlighting.  Built-in storage cupboard.  Secondary staircase down to the ground floor dining room.    Doors lead off to 

Bedroom One  14’9 x 14’6 (4.50m x 4.42m)
A dual aspect double bedroom with north-east facing window to the front of the property and south-east facing window to the side.  Radiator.   Walk-in wardrobe with fitted shelving.  

Bedroom Two  13’10 x 11’4 (4.22m x 3.45m)
A good size, dual aspect double bedroom with south-east facing window to the side of the property and south-west facing window to the rear, with views over the garden.  Radiator.  Built-in wardrobe.  

Bedroom Three  18’6 x 10’3 (5.64m x 3.12m)
A double bedroom with south-west facing window with fine views over the rear garden.  Fireplace with timber surround.  Built-in wardrobe with hanging rail and shelving.  

Bedroom Four  11’11 x 10’4 (3.63m x 3.15m)
A double bedroom with south-west facing window with views over the rear garden.  Built-in wardrobes and shelving.  Radiator.  

Bathroom
Comprising bath, WC and hand wash basin with cupboard below.  Tiled flooring.  Ladder style towel radiator.  North-west facing window and built-in cupboard with fitted shelving.

Bedroom Five  9’2 x 7’6 (2.79m x 2.29m)
A single bedroom with north-east facing window to the front of the property. Radiator. Recessed spotlighting.

Bathroom Two  
A spacious room with bath, hand wash basin and WC, with ample room for a shower to be fitted if desired.  Tiled flooring.   Ladder style towel radiator.   North-west and north-east facing windows to the front and side of the property.   Recessed spotlighting.

From the landing, a door opens to stairs that lead to the 

Attic Bedroom  15’9 x 10’ (4.80m x 3.05m)
Exposed timbers and sloping ceilings.  North-east facing window.  Radiator.   From the attic staircase, a door leads to the attic store.       
       
Outside
From the road, there is access onto a shingle parking area for three or four vehicles.  Adjacent to this is the front garden which is laid to grass and enclosed by hedging and trees.   A gate leads to the side of the house where there are vegetable gardens enclosed by box hedging.   From here, there is access to the delightful rear garden.  There is a patio area adjoining the house itself that is adorned with Wisteria as well as raised beds with flowers and shrubs along with steps that lead up to the lawn.  This area has a wonderful feeling of privacy and has an abundance of mature specimen trees.   

Within the garden, there is a Folly that is of brick and flint construction under a pan tiled roof.  In addition, are a range of red brick outbuildings and studios.   The first is open fronted and has a stable style door to the rear.  It measures approximately 4.67m x 3.9m.  Adjoining is Studio One that has a north-west facing window and south- east facing French doors opening to a patio.  It has brick flooring and measures 3.89m x 2.36m.  From this, a door leads to Studio Two 5.37m x 3.98m.  This has a vaulted ceiling, door to the front and glazed door and window to the south-east.  From here, a door opens to Studio Three 4.26m x 3.90m with vaulted ceiling.   This has been used in the past as a kids Den and has south facing window and door to the exterior.  Power and light are connected.    
To the south-east of the house is a further substantial courtyard garden with patio and mature trees.  It is fully enclosed by flint and brick walls and is a wonderful sun trap.   In all, the grounds extend to approximately just under half an acre.       

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

Services
Mains water, drainage and electricity.   Oil fired central heating.   

EPC
Rating = N/A (Grade II Listed) 

Council Tax
Band F; £2,846.58 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