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Carlton, Saxmundham, IP17

Guide price £1,350,000

Under offer

7 Beds 4 Baths 3 Receptions

REF: IPS200121


  • 3 reception rooms, study & cloakroom
  • Kitchen, scullery, laundry & utility rooms
  • 7 bedrooms & 3 dressing rooms
  • 4 bath/shower rooms & WC
  • Separate 2 bed cottage
  • Parking, garaging & outbuildings
  • Tennis court
  • Formal walled gardens & independly accessed meadow
  • In all about 4.75 acres.


An impressive and substantial house along with separate cottage and grounds of nearly 5 acres, located within walking distance of Saxmundham. Carlton Rookery is a fabulous Grade II Listed period property which is believed to date from the 16th Century but with large and highly impressive Georgian extensions. Of particular note is the drawing room and principal bedroom above with its curved elevations which have southerly views over the gardens and grounds beyond. The house itself is substantial, extending to nearly 6,000 sq ft. There are eight bedrooms on the first floor, three of which could be used as dressing rooms, together with four bath/shower rooms. The second floor comprises two sizeable attic rooms each currently furnished with three beds. On the ground oor is not only the magnicent drawing room but also an impressive garden room, dining room, study, reception hall, kitchen with AGA, scullery, utility room and laundry room. There are also two cellars. Within the grounds is Carlton Rookery Cottage which has its own access and is attached to garages serving the house. This two-bedroom cottage has for many years been let under Assured Shorthold Tenancies by the vendor. OUTSIDE The main driveway for Carlton Rookery is o Clayhills Road. There is substantial parking near the main entrance and a magnicent Plane tree. The drive spurs o to a further parking area and the garages. These are brick construction under a tiled roof and are attached to Carlton Rookery Cottage. Power is connected and one of the garages is currently used as a store/workshop. Beyond are a further range of domestic outbuildings with a number of stores. The main gardens lie to the south of the house and beyond the terrace is lawn with mature trees and beds including rose beds. In addition is a 29' x 7' greenhouse with mature grapevine. The more formal gardens are enclosed by high level red brick walls and adorned by pleached trees. In addition is a curved bower that enjoys views over the hard tennis court towards the house itself. Beyond the gardens is the meadow that is enclosed by fencing and has separate access onto the road. This extends to approximately 2.5 acres with the total grounds amounting to 4.75 acres. LOCATION Carlton Rookery is situated in the Parish of Kelsale cum Carlton, between the village of Kelsale and the market town of Saxmundham. The property is within walking distance of Saxmundham itself and all it has to oer, is a short drive from the A12 and also 7 miles from the Heritage Coast with destinations such as Thorpeness, Aldeburgh and the world-famous Snape Maltings with its concert hall. Saxmundham, has good local facilities including Waitrose and Tesco supermarkets, as well as a number of independent shops, pubs and restaurants. From Saxmundham there are train services to Ipswich with connections to London's Liverpool Street Station. The popular town of Framlingham is 8 miles and Woodbridge is 14 miles. Saxmundham - Walking distance Framlingham - 8 miles Woodbridge - 14 miles Aldeburgh & The Suffolk Coast - 7 miles DIRECTIONS (IP17 2NN) Proceeding north on the A12 bypass Woodbridge, Wickham Market and Saxmundham itself taking the right-hand turn o the A12 into Carlton. Proceed along the road passing the primary school on the right-hand side and at the T-Junction turn right then left onto Clayhills Road where Carlton Rookery will be found immediately on the right-hand side. SERVICES Mains water, drainage, electricity and gas connected. Gas red central heating systems to both Carlton Rookery and Carlton Rookery Cottage. FIXTURES AND 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. VIEWING By appointment with Jackson-Stops.