Reception hall, sitting room, dining room, drawing room, kitchen, breakfast room, utility room, scullery and cloakroom.  Bedroom one with en-suite bathroom.  Two further first floor bedrooms and bathroom. Three second floor bedrooms.  Formal gardens, yard, extensive former agricultural buildings and meadows.   In all, 4.1 acres.  

Location
Church Farm is located centrally within the village of Mendlesham, adjacent to the highly impressive church and within walking distance of the village shop, pub and fish and chip shop.  The village is located just west of the A140 Ipswich to Norwich Road and is 19 miles from both Ipswich and Bury St Edmunds.  Stowmarket Railway Station, on the main line to Londons, Liverpool Street is within easy reach.  There are two picturesque villages within the parish, Mendlesham and Mendlesham Green and also outlying hamlets and houses.  There is a primary school and a community centre with playing fields and tennis courts.  There is also an excellent health centre covering the district.  Mendlesham Green also offers play facilities and scout hut.  The coast with destinations such as Aldeburgh and Thorpeness are approximately 28 miles.      

Description
Church Farmhouse is a most attractive grade II listed dwelling.  The rear of the property, which is of timber frame construction, is believed to date from the 16th or 17th Century.  In the late 18th century, an impressive front extension was added which included sash windows.  The house offers well laid out accommodation over three floors.  On the ground floor are three principal reception rooms along with a kitchen, breakfast room, utility room, scullery and cloakroom.  On the first floor are three good sized double bedrooms including a large principal bedroom with en-suite bathroom.  In addition is a family bathroom.  On the second floor are three further bedrooms.  Outside there are formal gardens and also a yard with an abundance of former agricultural buildings that have scope for various uses including equine.  Adjacent to the yard are meadows.  The property has the great advantage of being situated within a village but also having extensive land.   In all, the ground extend to 4.1 acres.             

The Accommodation

The House

Ground Floor
A front door with fan light above opens to the 

Reception Hall
Stairs to the first floor landing with understairs cupboard.  Radiator.  Doors lead to the inner hallway, dining room and 

Sitting Room  15’3 x 15’ (4.65m x 4.57m)
West facing sash window to the front of the property.  Radiator.  Fireplace with surround.  Exposed floorboards. 

Dining Room  15’3 x 12’ (4.65m x 3.66m)
Fireplace with timber surround.  Fitted bookshelves.  West facing sash window to the front of the property.  Radiator.  A door opens to the 

Drawing Room  17’6 x 17’ (5.33m x 5.18m)
A spacious room with inglenook fireplace which is home to a woodburning stove on a tiled hearth.  Exposed beams and studwork.  South facing lead light window with views over the garden and towards the church.  Built-in and fitted cupboards.  Radiators.  Door to the inner hallway and further door to the

Conservatory 6’5 x 8’ (1.96m x 2.44m)
A small, dual aspect room with glazed windows overlooking the garden.  Electric radiator.  Door to the exterior.  Tiled flooring.  

Inner Hallway
Exposed studwork.  Partially glazed door to the exterior.  Door to the secondary staircase, kitchen and 

Cloakroom
WC and hand wash basin.  North facing window with obscured glazing.  

Kitchen  18’1 x 9’2 (5.50m x 2.80m)
Fitted with high and low level wall units.  Timber work surface.  North facing window.  Double butler sink with mixer taps above.  Oil fired Aga that also serves two radiators.  Open studwork and a doorway leading to the breakfast room and a further door opens to the

Utility Room  15’2 x 7’ (4.62m x 2.13m)
This is used by the vendors as a secondary kitchen and has space for an oven, fridge and freezer.  Low level wall units.  Built in cupboards.  Brick flooring.  East facing window and stable style door to the exterior.

Breakfast Room  16’ x 14’7 (4.88m x 4.44m)
A dual aspect room with north facing window and south facing French doors to the patio.  Tiled flooring.  Radiator and electric radiator.  A door opens to the

Scullery
Formerly the dairy and used as a utility room/boot room.  Fireplace which is now home to the oil fired boiler.  Copper with surround.  Low level sink and wall units.  Space and plumbing for a washing machine, tumble drier and fridge freezer.  Pamment tiled flooring.  East facing window and door to the exterior.  Recessed spotlighting.  Electric radiator.   

The principle staircase from the ground floor reception hall leads to the

First Floor

Landing
West facing sash window.  Radiator.  Stairs to the second floor room.  Doors lead to three bedrooms and the bathroom.

Bedroom One  17’6 x 17’6 (5.33m x 5.33m)
A spacious double bedroom with exposed studwork and floorboards.  South facing window overlooking the garden and church beyond.  Fireplace with surround.  Radiator.  Fitted wardrobes.  A door opens to a dressing area which in turn leads to an 

En-Suite Bathroom
Comprising bath, shower, WC and hand wash basin.  Radiator and towel radiator.  Exposed studwork.  East facing skylight.

Bedroom Two  15’ x 12’ (4.57m x 3.66m)
A double bedroom with west facing sash window to the front of the property.  Blocked fireplace with timber surround.  Exposed floorboards.  Radiator.

Bedroom Three  15’7 x 15’ (4.75m x 4.57m)
A spacious double bedroom with west facing sash window to the front of the property.  Cast iron fireplace with timber surround.  Radiator.

Bathroom
Bath with electric shower above and glazed screen.  WC and hand wash basin.  Ladder style chrome towel radiator.  Exposed studwork and north facing mullion windows. Built in airing cupboard with two hot water cylinders.

From the landing, stairs rise to the second floor landing where there are windows, a radiator and doors to three further bedrooms.

Bedroom Four  17’ x 12’ (5.18m x 3.66m)
A double bedroom with west facing window with secondary glazing.  Exposed floorboards and radiator.  

Bedroom Five  13’ x 12’ (3.96m x 3.66m)
A double bedroom with west facing window with secondary glazing.  Exposed floorboards.

Bedroom Six/Study  17’5 x 10’ (5.31m x 3.05m)
A dual aspect room with south facing window and east facing skylight with views over the garden.  Exposed  timbers.  Door to the attic space.  
       
Outside
To the front of  the house is an area of lawn enclosed by picket fencing.   This continues to the south side of the dwelling which is the main garden.  This is laid to lawn and is enclosed by mature hedging and trees and enjoys fine views towards the church.  Here there are also beds with Roses, Lavender and Box Hedging.  There is also access to the south and east facing patio that abuts the breakfast room.  The vehicular access to the property is from the road through a five bar gate onto a shingle drive.  This continues past the house, a crinkle crankle wall and fruit trees that include Apple, Quince and Walnut, and onto a yard.  Here there are an excellent array of buildings including a workshop/garaging being 54’ x 17’, a store of 64’ x 20’, a former open fronted cattle building/store of 74’ x 45’ and a barn of 50’ x 22’.  All have power connected.  There is water to the yard and buildings as well as water to the meadow troughs.  Beyond the yard, is the land, laid to grass.  This is divided into two sections, the second having two stores. The land is enclosed by hedging, mature trees and a moat.  In all, the grounds extend to approximately 4.1 acres.              

Viewing
Strictly by appointment with the agent.  

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

EPC
= E (copy available from the agents)

Council Tax 
Band G; £3,367.03 payable per annum 2023/2024

Local Authority
Mid Suffolk District Council, Endeavour House, 8 Russell Rd, Ipswich IP1 2BX; [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.  September 2023