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Guide price £775,000
A five-bedroom period farmhouse in an accessible edge of village setting with flexible use garden studio, stables and about 3 acres. Understood to date from the early 18th Century with Victorian and more recent extensions, Pond Farm stands on the edge of Barham Green and overlooks its 3 acres of gardens and grounds. The well-presented farmhouse has been updated and extended by the present vendors and benefits from an oil-fired central heating system and modern security system The accommodation, which extends to some 2,601 sq ft, features a vaulted central reception hall with oak flooring, off which is the 30ft sitting room with a woodburning stove and French doors leading onto a south facing terrace and garden. A well-proportioned twin aspect dining room is located adjacent to a recently fitted kitchen/breakfast room, complete with an electric AGA. Beyond is a utility area and laundry/cloakroom. The ground floor is completed with a study and boot room/rear hall, whilst on the first floor, set off a central landing, are five bedrooms and two bathrooms. GARDEN STUDIO & WORKSHOP The garden room studio/workshop, created by the present vendors, measures 28 x 18 ft and offers the flexibility for a variety of purposes including at home office, games/playroom, as well as having the potential to be formalised as a guest/holiday let annexe. There is an adjoining workshop and the property benefits from electricity connection with plumbing connections available in the vicinity. GARDENS GROUNDS & EQUESTRIAN FACILITIES A wrought iron five bar gate accesses a shingle driveway which leads to a turning sweep and parking area to the front and side of the house, with the drive continuing to access a range of four stables, hay store and concrete yard. Light, power and water are connected and there is also a general-purpose potting shed/garden store. The grounds are currently divided into three paddocks with lawned gardens running mainly to the rear of the house. To the front is an attractive L-shape pond and parkland area enclosed with estate fencing. In all the property extends to about 2.95 acres. LOCATION Pond Farm enjoys a convenient and accessible location on the edge of Barham Green, just 6 miles north of Ipswich. The county town offers a full range of shopping and commercial facilities and there is a wide choice of schools and sporting facilities, including the Henley Road Sports Club (squash, tennis and hockey) and the Fynn Valley Golf Course, both of which are within about a 10 minute drive. The neighbouring village of Claydon (about 2 miles) provides further day to day facilities, including local shops and post office, as well as providing access to the A14 dual carriageway which bypasses Ipswich and links to Bury St Edmunds, Cambridge and The Midlands, as well as London and Stansted Airport via the A12 and M11. Regular main line rail services run from Ipswich to London Liverpool Street Station in about 70 minutes. DIRECTIONS (IP6 0QF) If approaching from the A14, turn off at the Claydon interchange and after proceeding through the village turn right into Church Lane signed to Barham. Proceed up the hill passing the church on the left-hand side. Follow the road round around a 90-degree left-hand bend. Continue for a further half a mile where Pond Farm will be found on the right-hand side before the next 90-degree right hand bend, with its entrance positioned just beyond a neighbouring traditional timber barn. OR From Ipswich travel in a northerly direction on the Henley Road, proceed through the village of Henley and after an S bend in open countryside turn left next to crossroads (at the former Cross Keys pub) follow the lane across Barham Green and as the road bends 90 degrees to the left the entrance to Pond Farm will be found immediately thereafter on the left. PROPERTY INFORMATION Services: Mains electricity and water are connected to the property. Recently installed modern private drainage system A photovoltaic solar array with feed-in tariffs, offsetting the cost of the electricity, is mounted on the south facing roof of the studio. Fixtures & Fittings: Items regarded as fixtures and fittings, including carpets, curtains and the pond fountain, are initially excluded from the sale, although certain items may be available by separate negotiation. VIEWINGS By appointment with Jackson-Stops
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