Entrance hall, sitting room, dining room, kitchen/breakfast room, ground floor bathroom, utility room and pantry. Four first floor double bedrooms and a shower room. Enclosed gardens extending to 0.5 acres (subject to survey). Tandem attached garage. Off-road parking for several vehicles.

Location

Rookery Cottage is situated on the edge of the village of Weybread, which is conveniently located just two miles away from the Norfolk town of Harleston. The main village of Weybread is positioned along a Roman road, close to the River Waveney and Weybread Pits, which offer the opportunity for fishing, as well as being a great area for walking and picnics. There are also plenty of opportunities for hiking, with the Angles Way footpath, a walk of 17 miles, being close at hand. Middleton Farm Nurseries, which offers an array of plants, seeds and bulbs, is within walking distance of the property, as well as St Andrew's Church, which is one of the few churches in Suffolk with a round tower. Cathedral Garage is under a mile from the property and carries out vehicle repairs, MOTs and servicing. The nearby village of Fressingfield, which is under two miles from the property, offers further local facilities such as The Swan public house, The Fox & Goose restaurant, a well stocked shop, primary school, nursery, doctors surgery and a sports club with football, tennis and bowls facilities. A wider range of recreational and shopping facilities are available in the market town of Harleston. Here there is a plethora of local shops and services, as well as restaurants, pubs, takeaways and a Co-op supermarket. The South Norfolk town of Diss, with Morrisons, Tesco and Aldi supermarkets, lies just approximately 12 miles to the east of the property. Here there is a railway station with regular services to Norwich and London's Liverpool Street station. The Heritage Coast, with the popular centres of Southwold, Dunwich, Thorpeness and Aldeburgh, is approximately 40 minutes' drive away. The county town of Ipswich lies about 28 miles to the south, and the city of Norwich is about 23 miles to the north.

Directions

Heading from Diss on the A143 towards Great Yarmouth, proceed though the village of Billingford and continue for approximately 6 miles.  Upon reaching the roundabout on the outskirts of Harleston, take the second exit towards Harleston Industrial Estate, continuing on the A143.  Take the next turning right towards Fressingfield and Weybread.  At the end of this road, turn right onto the B1116, heading towards Halesworth, Fressingfield and Metfield.  Continue along the B1116 for approximately a mile before reaching the village of Weybread.  Head through the village and Rookery Cottage is the last property on the right hand side.   For those using the What3Words app: ///taxed.quicker.mailers

Description 

Rookery Cottage is a charming period dwelling that was built circa 1750, with rendered and colour washed elevations. The property is recessed from the road with a carriage driveway, on a plot that extends to approximately 0.5 acres. Rookery Cottage was originally built as two farm workers' cottage that have long since been made into one property. Whilst the property has been modernised over the years, it still retains a wealth of character features, many of which are original, and all of which are authentic. There are many exposed wall and ceiling timbers, as well as hand-built pine doors throughout the property. The garden to the front is of a cottage style, and the rear garden is more formal with a large area of lawn and various seating areas and flower borders. Beyond this is an outstanding kitchen garden, which has taken time to develop and which has been hugely productive for the current vendors. The rear of the property abuts farmland and benefits from far reaching rural views towards the village of Fressingfield. With all the charm of a much loved country home, Rookery Cottage offers a potential buyer the opportunity of an idyllic lifestyle change from where rural life and country communities can be explored.

The Accommodation

The House

Ground Floor

A front door flanked by obscured windows to the side opens to the

Entrance Porch

A further door opens to the

Entrance Hall

Exposed ceiling timbers, wall-mounted lighting and wall-mounted radiator. Staircase to the first floor landing with built-in understairs cupboard. Door lead to the

Sitting Room 15'0 x 13'0 (4.57m x 3.96m)

Windows to front. Redbrick inglenook fireplace with oak bressummer over with recessed wood burning stove on a brick hearth. Built-in shelving into recesses to side. Exposed ceiling timbers and wall-mounted radiators. A door opens to a

Dining Room 13'6 x 13'0 (4.11m x 3.96m)

Windows to front. Redbrick inglenook fireplace with oak bressummer over and brick hearth - used to store a supply of firewood. Built-in shelving into recesses to side. Wall-mounted lights, wall-mounted radiators and exposed ceiling timbers. Doors from the dining room and entrance hall open to the

Kitchen/Breakfast Room 24'0 x 9'0 (7.32m x 2.74m)

Windows to rear and door to garden. A matching range of bespoke kitchen units with maple worktop incorporating a one and a half bowl stainless steel single-drainer sink unit with mixer tap over and tiled splashback. Four-ring electric hob with stainless steel splashback back and extractor hood over. High-level Neff double oven. Integrated fridge, dishwasher and waste management system. Recessed lighting and wall-mounted radiator. A door opens to a

Utility Room 9'0 x 6'0 (2.74m x 1.83m)

Window to rear. Space for fridge or freezer. Space and plumbing for washing machine. Space for tumble dryer. Plumbing for water softener. Wooden worktops. Recessed lighting. A door opens to the integral tandem garage. A further door from the kitchen leads to the

Bathroom

Windows to side and rear with obscured glazing. Comprising enamelled bath in tiled surround with taps over, pedestal hand wash basin, low-level WC and wall-mounted radiator. Stairs in the entrance hall rise to the

First Floor

Landing

A large landing with window to front, access to loft and exposed wall timbers. Doors lead off to bedrooms one and two.

Bedroom One 14'0 x 13'0 (4.27m x 3.96m)

A good-sized double bedroom with window to front and wall-mounted radiator. Built-in wardrobes with mirror-fronted sliding doors, hanging rail and shelving. Vanity basin with cupboard under and taps over in tiled surround. Shaver point and light above.

Bedroom Two 14'0 x 13'0 (4.27m x 3.96m)

A large double bedroom with window to front and wall-mounted radiator. A range of built-in wardrobes with shelving and sliding doors. Vanity basin with cupboard under and taps over in tiled surround. Mirror and light above. From the landing, steps lead down to the rear landing, where doors lead off to the family shower room and bedrooms three and four. There is also a walk-in linen cupboard with pre-lagged water cylinder and slatted shelving.

Bedroom Three 15'4 x 9'0 (4.67m x 2.74m)

A good-sized room with windows to rear and wall-mounted radiator.

Bedroom Four 10'0 x 9'0 (3.05m x 2.74m)

A small double bedroom or large single with window to rear, wall-mounted radiator and a range of floating shelves. This room is currently being used as an office.

Family Shower Room

Window to rear. Partially tiled and comprising built-in quadrant shower with mains-fed shower over, pedestal hand wash basin, close-coupled WC and wall-mounted radiator.

Outside

Rookery Cottage is approached from the road via a carriage driveway the provides off-road parking for several vehicles and leads to further parking in front of the attached tandem garage. The garage has power and lighting connected, a 7' up-and-over door, a window and personnel door to garden. It also houses the floor-mounted oil-fired Boulter boiler. A hedge marks the boundary of the property, and there are also shrub and flower borders. There is access via both sides of the property to the rear garden. A paved pathway leads along the back of the property to a gated side entrance to the front. The sides and rear of the property are enclosed by hedging. Whilst mainly laid to lawn, there are established and mature tree and flower borders with an eclectic mix of flowers and shrubs. Immediately behind the property is an acer tree which provides shaded cover for a sunken seating area and herb garden, which has been cleverly created from a former pond. Beyond the garage is a small lean-to glasshouse, with a pathway that leads to the other side of the property where the boundary is abutted by an area of woodland (not owned by the Rookery Cottage). The borders are incredibly well maintained and stocked with a range of cottage flowers and shrubs. Various pathways leads through the garden to the kitchen garden. This uses approximately a third of the total area of the garden and contains a beautifully presented range of raised vegetable beds, a timber-framed greenhouse on a redbrick plinth, and allotment-style plots housing a full range of home grown produce. There are amazing artichoke beds and bean wigwams. The garden is bounded to the rear by hedging, where the property abuts farmland and benefits from far reaching countryside views. To the side of the garden is a Victorian style summerhouse which has windows and French doors to the front. This is a perfect area for al fresco dining. There is also an outside tap.

Viewing

Strictly by appointment with the agent. Please follow current Covid-19 guidelines.

Services

Mains water and electricity. Oil-fired central heating system. Private drainage system. (Please note that whilst it is believed that the septic tank has worked in a satisfactory manner for many decades, it is unlikely to comply with the 2020 regulations, and a buyer should budget to install a new sewage treatment plant. This has been taken into account in the guide price.)

Broadband

The box providing superfast broadband to the area is located close to the property. Although Rookery Cottage does not currently benefit from this, it would be possible for a purchaser to arrange for the property to be connected.

Council Tax

Band F; £2,835.23 payable per annum 2023/2024.

Local Authority 

Mid Suffolk District Council, Endeavour House, 8 Russell Rd, Ipswich IP1 2BX; Tel: [use Contact Agent Button].

EPC Rating

E (Full report available from the agent)

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, 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.  Planning has been granted within the village for the development of a former chicken farm into 80 homes.  It is believed that this development will not have an impact upon the future enjoyment of Rookery Cottage.  

4.  The photographs included within these particulars were taken during 2022.

June 2023