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Sibton, Suffolk, IP17

Guide price £1,150,000


4 Beds 2 Baths 3 Receptions

REF: IPS170110


  • Sympathetically restored Suffolk farmhouse
  • Atmospheric presentation
  • 3 reception rooms
  • 4 bedrooms & 3 bathrooms
  • Kitchen, utility room & cloak room
  • Natural gardens & well managed grass and meadows
  • Multi-purpose function barn with commercial kitchen & adjoining function rooms
  • Range of former farm buildings, providing workshop & storage
  • Registered for single farm payments as a 5 hectare holding
  • In all about 15½ acres


Enjoying a tranquil setting in the heart of rural Suffolk, set at the end of a long drive amidst 15 acres, a restored Suffolk farmhouse, with an impressive flexible use function barn complex. Set at the end of a long gravelled driveway, Brick Kiln Farm enjoys a secluded and tranquil rural setting, close to the Alde Valley. The picturesque 17th Century Suffolk farmhouse, is Listed Grade II and has been sympathetically restored and extended by the present owners. The classic farmhouse layout displays a wealth of exposed timbers and has open brick fireplaces and both brick and wood boarded flooring. Deep leaded light windows create light accommodation which includes a well-proportioned central sitting room beyond which is a large study and an impressive newly fitted kitchen, which is open plan into the dining room which has a deep corner window affording views over a picturesque pond. There are three double bedrooms and a bathroom on the first floor with an impressive vaulted attic bedroom and open plan bathroom above. The farmhouse benefits from a modern oil-fired central heating system with underfloor heating throughout the ground floor and also has a heat retrieval/ventilation system, together with lighting management and security systems. From the house there are delightful views across the natural and wildflower gardens. FUNCTION BARNS Set adjacent to the farmhouse, its original timber frame and brick barn range has been converted by the present owners to a high standard multi-purpose function barn, arranged around a central courtyard. The main timber frame barn with its full height front timber doors is open to the roof apex and displays its fine timber frame. There is underfloor heating, a mezzanine gallery and a modern lighting management system. Attached either side of the barn are brick and pan tile wings providing further multi-purpose function space as well as a range of cloakrooms and a fully equipped commercial kitchen complete with built in extractor and sink units. A separate plant room contains the independent heating, electrical and CAT 5 wiring systems and there is a further range of attached cart lodge stores. Light, power, water and drainage are all connected. The barn has been used by the present vendors for a variety of functions including music recitals, a licensed wedding venue, exhibitions, dining and courses. BARNS & STORES The shingle driveway continues beyond the house entrance, alongside an attractive pond to a wide parking yard to the side of the barn from where there is access to a large ''tractor' barn (45 x 31 ft) to the side of which is a pleached lime tree and boxed hedged avenue to one side of which is a productive and well managed kitchen garden with a variety of raised beds, greenhouses and polytunnels together with a fruit cage and chicken run. At the end is a potting shed and a multipurpose workshop barn (30 x 25 ft) with the benefit of light, power and water being connected. There is also a range of former pigsties for those interested in such livestock. THE LAND Lying beyond the farmhouse on three sides are a series of well-kept grassland meadows sheltered and enclosed by mature hedgerows which are interspersed with mature oak and ash trees. A unique custom built elevated hedge house sits within one of the hedges and affords through views over the meadows and countryside beyond. In all the property extends to 151/2 acres. LOCATION Brick Kiln Farm stands within the parish of Sibton between the villages of Peasenhall and Bruisyard, surrounded by the attractive rural countryside of the Alde River Valley. Nearby Saxmundham (4 miles) provides a full range of local shopping and commercial facilities, including a Waitrose store and its rail station offers branch and soon to be direct rail services through to London Liverpool Street Station via Ipswich. There are further local facilities in the historic market town of Framlingham (7 miles) to the west, with the popular river front town of Woodbridge (16 miles) to the south. The Suffolk Heritage Coast lies some 11 miles to the east and the A12, which links through to Ipswich and the country's main road network beyond is easily accessed as it bypasses Saxmundham DISTANCES Saxmundham & A12 - 4 miles Framlingham - 7 miles Aldeburgh & The Suffolk Coast - 11 miles DIRECTIONS (IP17 2NE) From Ipswich travel in a north easterly direction on the main A12. After bypassing Woodbridge and Wickham market proceed through the villages of Stratford St Andrew and Farnham. Continue along the Saxmundham bypass turning left signed to Peasenhall (not the B1119 to Framlingham). Follow the lane for approximately 11/2 miles turning right where signed to Peasenhall, the entrance to Brick Kiln Farm will be found on the left-hand side (just before a sharp right hand bend) and is marked by a for sale boards. SERVICES There are independent mains electricity connections to the house and barn complex. A shared mains water supply to both, with drainage to a modern private drainage system shared between both elements of the property. Each has Calor gas points for cooking ranges. FIXTURES AND FITTINGS With the exception of a few items in the commercial kitchen and the car lift in the workshop, items regarded as fixtures and fittings, are included within the sale. Agricultural Holding & Smallholding No. 38/047/0052 PLANNING PERMISSION - THE BARN Planning permission was granted in 2011 for the barn to be used for a variety of purposes ancillary to and as a part of Brick Kiln Farm. A copy of the consent is available from the agents upon request. Ref. C11/2500 VIEWINGS By appointment with Jackson-Stops Tel. 01473 218218.