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Groton, Nr Sudbury, CO10

Guide price £1,350,000

6 Beds 4 Baths 3 Receptions

REF: IPS210070


  • Offered for sale for the first time in 50 years & thought to be one of the first barn conversions in the county
  • Reception hall & magnificent vaulted central dining hall with minstrel’s gallery
  • Spacious 34ft drawing room & sitting room
  • Open plan kitchen/breakfast room
  • Large study with kitchenette & shower room (4) (with potential for annexe wing)
  • 6 first floor bedrooms & 3 bath/shower rooms
  • Cloakroom & sauna
  • Utility store barn & 4 bay cart lodge
  • Mature gardens, grounds & pond abutting surrounding farmland, together with a heated swimming pool
  • In all about 0.95 of an acre


Enjoying an idyllic rural setting with far reaching views, a unique early barn conversion with wonderfully light and impressively proportioned rooms. Ladderfarm Hall, when converted in the early 1970s by the present vendor's family, was a pioneering move for a concept which has become enormously popular since. Unrestrained by not being Listed and with planning consents for barns in their infancy, the property has the advantage of numerous wide windows helping to create a very light and spacious feeling, as well as affording wonderful views over the surrounding farm and woodland. This substantial barn offers accommodation extending to some 4,020 sq ft, displays many fine timbers and offers flexible use and elegantly presented accommodation. Recessed double front doors open into a spacious reception hall with further double doors leading into the magnificent vaulted central dining hall, with its full height window and minstrel's gallery above. There is an exposed brick floor and a brick fireplace with a woodburning stove. Further double doors lead through into an impressive 34ft drawing room, whilst to the other side of the hall is a twin aspect, open plan fitted kitchen and breakfast room. There is a snug/sitting room overlooking the swimming pool terrace to the rear and the south west end of the barn includes a large study which together with its kitchenette, wet room shower room and bedroom above, accessed via an independent spiral staircase, offers the potential for use as a self-contained annexe, complete with its own external door. The main staircase rises from the dining hall to access bedrooms either side of the vaulted central space. There are up to six bedrooms (including the potential annexe), all of which, with their wide windows enjoy fabulous views. The property benefits from an oil-fired central heating system. OUTSIDE A shingle driveway sweeps through a brick gateway and leads to a parking and turning area fronting onto which is a four bay traditional brick and pantile garaging cart lodge. The drive is flanked by lawns, which are interspersed with maturing trees and there is a mature rose garden flanking the path which leads to the front door. To the side of the barn is a further multi-purpose store barn, which offers potential for a studio conversion. The gardens sweep round to the rear where they are laid mainly to lawn and include a heated swimming pool with a paved surround. An attractive pond to the front completes the property, which in all extends to about 0.95 of an acre. LOCATION Ladderfarm Hall enjoys an idyllic, rural setting surrounded by the picturesque countryside which lies between the villages of Groton, Edwardstone and Lindsay within the River Box and River Brett valleys. Appealingly set ''off the beaten track' the property is easily accessible through the pretty lanes to the local market towns and villages of Boxford, Sudbury, Hadleigh and Lavenham, all of which provide a full range of local shops, commercial and recreational facilities. The historic town of Colchester lies some 12 miles to the south (providing access to the A12 which links down to London's M25, as well as Stansted Airport) from where main line rail services run regularly to London Liverpool Street Station in about 55 minutes. DISTANCES Hadleigh - 5 miles Lavenham - 6 miles Sudbury - 8 miles Colchester - 12 miles (London Liverpool Street Station 55 mins approx.) Ipswich - 14 miles DIRECTIONS (CO10 5EG) Ladderfarm Hall can be approached from a variety of directions. Using the CO10 5EG postcode Satnavs and Google maps will take you to the property. AGENT'S NOTE A public footpath runs immediately beyond the eastern boundary to the property, which has been maintained as an open boundary as the property's gardens abut the surrounding farmland. SERVICES Mains electricity and water are connected to the property. Private drainage system. The property benefits from an oil fired central heating system. BROADBAND It is reported that high speed broadband is available in the vicinity. FIXTURES AND FITTINGS The carpets and curtains within the property are included in the sale, other items regarded as fixtures and fittings are initially excluded, although some items may be available by separate negotiation. VIEWINGS By appointment with Jackson-Stops.