Guide price £1,400,000
A beautifully presented handsome red brick farmhouse with a substantial flexible use annexe, set amidst 4½ acres of delightful gardens and grounds bounded by the River Ore. Lime Tree Farmhouse, with its handsome red brick elevations is non-Listed and thought to originate from the 17th Century with later additions and alterations. The house has been sympathetically refurbished, updated and extended by the present vendors and today offers beautifully presented light and well flowing accommodation, which includes an impressive sitting room with feature fireplace, oak boarded flooring which opens into a delightful garden room with twin full-height glazed elevations and full width bi-fold doors opening into the gardens and accessing a wide suntrap terrace to the rear. The fully fitted kitchen features an AGA and limestone tiled flooring and is also open plan into a dining area with a glazed door to the front garden. The flooring continues through the reception and entrance halls linking in to the adjoining former dairy wing, which includes a snug/study, cloakroom and further kitchenette hall. On the first floor of the main house, a well-proportioned master bedroom enjoys fine views and links to a stunning contemporary en suite bathroom, with vaulted ceiling and central bath. There are four further bedrooms and two bathrooms on this and the floor above, whilst within the aforementioned dairy wing there are two further independently accessed bedrooms and a third bathroom, taking the total number of bedrooms to seven. HAYLOFT BARN ANNEXE Sharing the initial entrance, but with its own independent parking area, the former hayloft barn has recently been converted by the present owners providing the flexibility for a variety of annexe uses including holiday letting. Extending to some 1,798 sq ft and presented to a high standard throughout, it includes a full width, open plan central living room with French doors opening onto the gardens, a large kitchen with a utility hall beyond and a flexible arrangement for three separate ground floor bedrooms, with shower rooms, together with a vaulted first floor bedroom and bathroom above. The annexe has 1 acre of lawned gardens running down to the stream, together with a number of mature trees including a fine oak. OUTSIDE A recessed five-bar gate and shingle driveway lead to a parking courtyard to the side of the house fronting onto which the grain store studio has been converted to a gym but has the flexibility for a variety of uses including games room or at home office. The farmhouse sits amidst delightful English country gardens with a formal part-walled front garden featuring well-kept lawns interspersed by a central lavender lined path leading from a front picket gate and with deep, colourful and well stocked herbaceous shrub borders. Adjacent is an impressive, well managed and productive kitchen garden with a series of raised beds at the end of which is a fine heritage greenhouse. To the rear, the gardens, which are enclosed by hedging and post and rail fencing, run down to the stream and include the aforementioned wide sun trap terrace, areas of lawn are interspersed with mature trees and orchard varieties. A five- bar gate through the post and railing opens onto the 2.5-acre south meadow which, with its independent access and recently constructed store and stable range. In all the combined Lime Tree Farm and Hayloft Barn extend to 4.8 acres. LOCATION Positioned on the edge of the village of Marlesford, Lime Tree Farm enjoys a hamlet style setting. The village, with its well reputed farm café, is conveniently located for easy access to the appealing market towns of Woodbridge (7 miles), Framlingham (5 miles) and Saxmundham (6 miles) whilst neighbouring Wickham Market is just 2 miles way. All of which provide a wide range of local shopping and commercial facilities, with top performing schools catering for all age groups in both the state and private sectors. Tunstall and Rendlesham Forests, together with Orford and the Suffolk Coast, lie between 5 and 8 miles to the east and from Campsea Ash rail station, which is just 1.3 miles, there will soon be direct rail services to London's Liverpool Street Station, in addition to the existing branch line services to Ipswich. The A12, which bypasses Wickham Market and the village, links to the county town of Ipswich and London's M25 and beyond to Cambridge and the Midlands (via the A14). DIRECTIONS (IP13 0AE) From Ipswich travel in a north easterly direction on the main A12, after bypassing both Woodbridge and Wickham Market continue on the A12. As it reduces from dual carriageway to single carriageway and drops down the hill into Marlesford, turn left at the bottom of the hill signed to Hacheston. Proceed along this lane for about 150 yards, taking the first track turning on the right (marked by a small grass triangle). Proceed along the unmade track roadway where Lime Tree farmhouse will be found situated to the right-hand side. AGENT'S NOTE The current planning permission for Hayloft Barn is as an annexe facility to the main farmhouse and can be used for a variety of such purposes including as a holiday let. The present vendors report there is the potential for a gross income of some £1,700 per week during the high season period. Planning consultants have been instructed to appeal a decision not to grant consent for the barn to exist as a separate legal property which will enable its sale away from the farmhouse. This appeal will continue to run for the potential future benefit of the purchaser. Due to the classification of the Hayloft annexe, the property qualifies for multi dwelling Stamp Duty relief. PROPERTY INFORMATION Services: Lime Tree Farmhouse and The Hayloft Barn annexe have independent mains electricity and water connections and both have independent modern private drainage systems. The properties benefit from adequate Broadband connections. Fixtures & Fittings: Items regarded as fixtures and fittings, including carpets and curtains, are initially excluded from the sale, although certain items may be available by separate negotiation. Viewings: By appointment with Jackson-Stops. Footpath: A well-managed public footpath nips through the outer entrance and runs alongside the western boundary beyond the entrance gate and fencing, heading into the village.
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