Hallway, kitchen, breakfast room, dining room, sitting room and downstairs wet room. Three first floor bedrooms and bathroom.  Two attic bedrooms. Off road parking, studio and garden extending to approximately one third of an acre.    

Joint agents - Bedfords 

Location
Gable Cottage is located on the northern edge of the delightful village of Rendham.  It is within a stroll of the recently refurbished and well supported village pub, The White Horse.  From the village, there are idyllic walks around the country lanes and footpaths.  Rendham has the advantage of being situated just 4 miles from the town of Framlingham which is well known for its Norman Castle and shops and schools.  Saxmundham is only 3 miles and it has a busy High Street as well as Tesco and Waitrose supermarkets and a railway station with trains to Ipswich and on to London’s Liverpool Street Station.  The coast with destinations such as Thorpeness and Aldeburgh is 10 miles.  The renowned Snape Maltings Concert Hall is 7 miles.
             
Description
Gable Cottage is a delightful and spacious period cottage which is of brick and timber framed construction with brick elevations under a predominantly peg tiled roof.  Approximately 15 years ago, the rear extension was added creating a modern kitchen, hallway and downstairs wet room.  Also on the ground floor is a sitting room, dining room and breakfast room.  It is anticipated, on the basis that the cottage has the advantage of not being listed that a buyer may wish to reconfigure the dwelling to suit their needs.   On the first floor there are three bedrooms and a bathroom.  There are also two attic bedrooms and a useful store.  

Outside, there is a charming studio with water, electricity and a wood burning stove.  There is off road parking and grounds extending to one third of an acre.

Property Condition   
The property was subject to an insurance claim for movement about 19 years ago. This was deemed to be seasonal heave by the insurers. There has been further movement in the cottage and external retaining wall in recent years.  The property is currently insured, but this excludes subsidence and could be a potential issue with mortgage lenders.   We encourage cash buyers to view and those that only require a small mortgage and whose mortgage lenders are content to lend on such a property.  The septic tank is understood to be non-compliant so will be required to be upgraded to a treatment plant. This has been factored into the guide price. 

The Accommodation
The Cottage

Ground Floor

A partially glazed door to the rear of the cottage provides access to the

Hallway
Slate tiled flooring with underfloor heating.  North-east facing Velux windows.  Doors lead off to the kitchen, sitting room and downstairs

Wet Room
Comprising shower, WC and hand wash basin.   Tiled flooring with underfloor heating.  North-east facing window with obscured glazing.  Recessed spotlighting.  

Kitchen  21’2 x 9’3 (6.45m x 2.82m)
Fitted with high and low level wall units with integrated fridge and freezer and double electric oven.  Work surface with one and a half bowl ceramic sink with drainer and mixer taps above.  Four ring induction hob.  Cupboard with space and plumbing for a washing machine.   Further cupboard housing the propane gas fired boiler.  North-east facing windows overlooking the rear courtyard and further north-east facing Velux window.  Tiled floor with underfloor heating.  A large opening leads to the 

Breakfast Room  14’9 x 8’7 (4.5m x 2.62m)
Substantial inglenook fireplace with bressummer beam above, flanked on one side by a storage cupboard and a secondary staircase to the first floor.  South-west facing window to the front of the property.  Radiator.  Exposed floorboards and beams.  From the dining room a corridor has doors off to the sitting room and 

Dining Room  12’ x 10’8 (3.66m x 3.25m)
South-west facing window to the front of the property.  Exposed timbers.  

Sitting Room   15’9 x 14’8 (4.8m x 4.47m)
A dual aspect room with south-east and north-west facing windows and glazed front door to the exterior.  Brick fireplace which is home to the wood burning stove.   Radiators.  Wall light points.  Principle staircase rising to the 

First Floor
 
Landing
South-east facing windows.  Radiator.  North-east facing Velux window.   Ladder style stairs to the Attic Landing.  Doors lead to the three first floor bedrooms and bathroom.

Bedroom One  15’7 x 13’4 (4.75m x 4.06m)
A double bedroom with south-west facing window with fine views over the garden.  Radiators.  Exposed beams and studwork.

Bedroom Two  11’ x 7’5 (3.35m x 2.26m)
South-west facing window overlooking the front gardens.  Radiator.    

Bathroom
Comprising bath, WC and hand wash basin.  North-east facing Velux window.  Built-in cupboard housing the hot water cylinder.

Bedroom Three  13’ x 11’ (3.96m x 3.35m)
A double bedroom with south-west facing windows to the front of the property.  Radiator.  Exposed floorboards and timbers.  Stairs lead down to the ground floor breakfast room and further stairs lead up to  

Attic Bedroom Four  19’ x 12’ (5.79m x 3.66m)
A double bedroom with sloping ceilings and south-west facing dormer window to the front of the property.  Radiator.  A door opens to the 

Attic Landing
Ladder style stairs down to the first floor landing.  Doors to a store and a further door to 

Attic Bedroom Five  12’ x 12’ (3.66m x 3.66m)
A double bedroom with south-west facing window overlooking the front garden.  Radiator.       

Outside
To the front of the cottage is a garden laid to grass which is bordered on both sides by trees and hedging.  In addition is a basic timber framed former garage which measures approximately 16’ x 10’10.   This has scope to be re-built as a garage or for an alternative use, subject to the normal consents.

To the rear of the cottage is off road parking for at least two vehicles and with scope for more.  Here there is a timber built garage of approximately 13’ x 8’10.  Adjacent is a brick-built studio under a pan tiled roof.  This excellent space measures 22’ x 12’4.  It has power and water connected and it includes a sink.  There are north-west, north-east and south-east facing windows as well as south-east facing skylights.  A sandstone path and steps lead down to a sandstone patio area which is not only a sun trap but a windbreak.   In all, the grounds extend to approximately one third of an acre.        

Viewing
Strictly by appointment with the agent.  

Services
Mains water and electricity.  Propane gas fired central heating.  Private drainage system (the private drainage system is believed to be a septic tank and whilst it is understood to have worked in a satisfactory manner, it is unlikely to comply with the 2020 regulations a buyer should budget to install a sewage treatment plant.  The cost of this has been taken into account within the guide price).

EPC
Rating = F (copy available from the agents upon request)

Council Tax
Band E; £2,398.29 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.  June 2023