Hallway, cloakroom, study, kitchen/dining room, utility room and sitting room.   Bedroom one with en-suite shower room, three further bedrooms and bathroom.  Extensive off road parking and garage. 
Front and rear garden.    

Location
Ore House is situated in a particularly pleasant location, with a private drive just serving two other properties.  It enjoys lovely views over adjacent farmland.  Tunstall benefits from a public house, the Green Man and is only a short distance from Tunstall Forest.  It is ideally located for access to other villages such as Snape (2½ miles) with its internationally renowned concert hall, and Orford (5 miles). The town of Woodbridge is only 7 miles away and offers a comprehensive range of shops, businesses, restaurants and recreational facilities including a golf course together with excellent schooling in both the state and public sectors. Campsea Ashe railway station is only 2½ miles from the property and here there are services to Ipswich with a connection to London's Liverpool Street station. The County town of Ipswich is approximately 13½ miles from Tunstall. 
     
Description
Ore House was constructed by well respected builders, Hopkins Homes in 2020.  It is of block construction with rendered elevations under a tiled roof and benefits from double glazed windows and doors throughout and an air source heat pump which serves the ground floor underfloor heating and first floor radiators.  The house enjoys free-flowing accommodation which includes an open-plan kitchen/dining room, utility room, sitting room, study and cloakroom.  On the first floor is a principal bedroom with dressing area and en-suite shower room.  There are three further bedrooms and a bathroom.  There is ample off road parking, a large garage and garden abutting a field.       

The Accommodation
The House

Ground Floor
A front door with window above provides access to the 

Hallway
East facing sash window with blinds.  Stairs to the first floor landing with understairs cupboard.   Doors lead to the sitting room, kitchen, cloakroom and study.  South facing window with plantation shutters.  

Study  11’ x 6’11 (3.35m x 2.11m)
South facing window with plantation shutters.

Cloakroom
Comprising WC and hand wash basin with tiled splashback.  West facing window with obscured glazing.  

Sitting Room  19’3 x 12’10 (5.87m x 3.91m)
A dual aspect room with south facing sash window with plantation shutters and north facing French doors, flanked on both sides by windows opening up to the rear garden.  Inglenook fireplace with bressummer beam above which is home to a woodburning stove.  Double doors lead to the 

Kitchen/Dining Room  21’3 x 12’7 (6.48m x 3.84m)
A spacious dual aspect room with north and west facing windows overlooking the garden.  The kitchen area is fitted with a stylish range of high and low level wall units with integrated fridge, freezer, dishwasher and double electric oven with four ring halogen hob above and extractor fan.  Roll edge work surface.  One and half bowl stainless steel sink with drainer and mixer taps above and drinking water tap.  Tiled flooring.  A door opens to the hallway and a further door opens to the 

Utility Room  
Low level wall units with space and plumbing for a washing machine and condenser drier.  Roll edge work surface with stainless steel sink with drainer and mixer taps above.  Partially glazed west facing door to the exterior.

The stairs in the ground floor hallway rise to the              

First Floor  
 
Landing
South facing window with plantation shutters.  Radiator.  Cupboard housing the hot water cylinder.  Doors lead off to the four bedrooms and bathroom.

Bedroom One  13’1 x 12’7 (3.98m x 3.83m)
A spacious double bedroom with north facing window enjoying views over the rear garden and adjacent farmland.  Fitted blinds.  Radiator.  Built-in wardrobe.  A door opens to an 

En-Suite Shower Room
Comprising shower, WC and hand wash basin.  Shaver  point.  Ladder style chrome towel radiator.  West facing window with obscured glazing. 

Bedroom Two  14’10 x 12’9 (4.52m x 3.89m)
A double bedroom with north facing window enjoying field views.  Fitted blinds.  Radiator. Built-in wardrobe.  Hatch to roof space.    

Bedroom Three  13’1 x 12’7 (3.98m x 3.83m)
A double bedroom with south facing sash window with plantation shutters.  Radiator.  Fitted wardrobe with hanging rail and shelf above.

Bedroom Four  9’10 x 8’1 (3.00m x 2.46m)
A spacious single bedroom or small double, with south facing window to the front of the property with plantation shutters.  Radiator.  

Bathroom
Comprising bath, shower, WC and hand wash basin.  Part tiled walls.  Shaver  point.   Ladder style chrome towel radiator.    West facing window with obscured glazing.

Outside
The property is approached from the lane via a shingle drive which is owned by Ore House and upon which two neighbouring properties have a right of way.  The drive leads to the property itself where there is parking for ample number of vehicles. This leads to a garage.  It has an up and over door to the front and personnel door to one side.  It measures approximately 22’ x 10’8 (6.96m x 3.25m).  To the front of the house is lawn enclosed by hedging and lavender.  The rear garden can be accessed via either side of the house and there is a patio area abutting the sitting room, lawn and raised beds.  The garden is enclosed by fencing.  In all, the grounds extend to approximately 0.15 acres and enjoys field views.           

Viewing
Strictly by appointment with the agent.  

Services
Mains water, drainage and electricity. Air source heat pump with ground floor underfloor heating and first floor radiators.  

EPC
B (copy available from the agents)

Council Tax
Band F; £2,860.35 payable per annum 2023/2024

Local Authority
East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; [use Contact Agent Button] 

Service Charge
There is a service charge for the development contributing towards maintenance of the communal areas.  It is understood that last year the charge was approximately £210.  

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.  August 2023