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Campsea Ashe, Woodbridge, IP13

Guide price £875,000

4 Beds 2 Baths 3 Receptions

REF: IPS190089


  • Professionally converted, detached, traditional timber framed Suffolk threshing barn
  • Private water & drainage and photovoltaic array to offset electricity costs
  • Secluded & tranquil location
  • 2,984 sq ft of accommodation
  • 4 bedrooms & 2 bath/shower rooms
  • Workshop/store barn & open fronted cart lodge barn
  • Mature gardens & grounds & potential pony paddock
  • In all about 1.1 acre


A classic, converted Suffolk threshing barn overlooking its mature gardens and enjoying a tucked away setting between Woodbridge and Aldeburgh. Positioned at the end of a private driveway, shared with the neighbouring farmhouse and adjacent barn, Hall Barn is a substantial, detached, traditional timber framed former Suffolk threshing barn, which has been professionally converted to create a comfortable family home, which to the front overlooks a secluded courtyard garden and to the rear enjoys views across its mature sheltered gardens and grounds. Displaying a wealth of fine exposed timbers, the accommodation, which extends to some 2,984 sq ft, includes a stunning, twin aspect, fully vaulted drawing room, open to the roof apex, with a large feature fireplace with gas stove, as well as French doors opening onto the garden. In addition, set off the reception hall, is a generous sized sitting room with woodburning stove in a brick fireplace and an adjacent dining room with French doors onto the garden. The fully fitted kitchen/breakfast room, which overlooks the courtyard, features solid pine units with hardwood work surfaces and has a large utility room beyond. On the first floor, set off a central landing, are four double bedrooms, one with en suite shower room, together with a family bath/shower room. The property benefits from electric storage heating with the electricity costs offset by preferential feed-in tariff payments from the modern photovoltaic array. The running costs are further optimized as a result of a borehole water supply and modern private drainage system. A five-bar gate from the private driveway accesses a large front granite set paved courtyard, with a central lawn enclosed by a former five bay cart lodge wing with some open bays, providing garaging, and others with trellis providing storage and function space. On the opposite side of the courtyard is a further single storey brick multi-purpose garage/workshop, both offer the potential for conversion to extend the living accommodation if required. To the rear of the barn, the east facing gardens are sheltered by mature hedgerows and trees and laid mainly to lawn, with a number of colourful beds and borders. They lead onto an area of open garden with post and rail fencing, which could be used as a pony paddock. The driveway continues beyond the barn to access a further multi-purpose cart lodge and store, within which stables could be created. In all the property extends to about 1.1 acres. LOCATION Hall Barn enjoys a tucked away, rural setting on the edge of the parish of Campsea Ashe. The nearby village, with its picturesque church and gastro pub, has the benefit of a rail station with branch line (and soon to be direct services) running to London's Liverpool Street Station via Woodbridge and Ipswich. Two miles beyond lies Wickham Market, which offers a very useful range of day to day facilities, whilst the popular coastal town of Aldeburgh and the riverside town of Woodbridge (10 and 8 miles respectively) both provide additional shopping, commercial and educational facilities. The Rendlesham and Tunstall Forests are close by with the Suffolk Heritage Coast lying beyond. DISTANCES Campsea Ashe Station - 1 mile Wickham Market - 3 mile Woodbridge - 8 miles Aldeburgh - 10 miles Tunstall & Rendlesham Forests - 2 miles Suffolk Heritage Coast - 6 miles DIRECTIONS (IP13 0QB) From Ipswich travel in a north easterly direction on the main A12. After bypassing Woodbridge, continue beyond Wickham Market turning off at the junction signed to Framlingham. At the head of the slip road turn right towards Campsea Ashe. Proceed into the village passing the auction sale rooms, The Duck pub and rail station, continue over the railway bridge and at the junction beyond the church turn right and then immediately left into Ivy Lodge Lane. Proceed for a further 3/4 of a mile and at the end of a red brick wall, the entrance to the drive leading to Hall Barn will be found on the left-hand side. Travel beyond the white farmhouse on the right and the small thatched barn on the left, where a five-bar gate opens into the courtyard of Hall Barn AGENT'S NOTE A bridleway runs along the concrete driveway, over which Hall Barn has a full right of way and which is shared with Little Barn and Ash Green Farmhouse, the neighbouring properties, and continues, passing through part of the land of Hall Barn, between the well-screened gardens and the cart lodge/store. SERVICES Mains electricity is connected. Private borehole water and modern private drainage system. 3.92kw photovoltaic array with original feed in tariff payments received until November 2036, averaging £1,625 pa over the last four years (info supplied by the vendors), to substantially offset costs of electricity. FIXTURES AND FITTINGS Fitted carpets are included within the sale, curtains and other items regarded as fixtures and fittings, are initially excluded, although certain items may be available by separate negotiation. VIEWINGS By appointment with Jackson-Stops. Council Tax - Band F