Guide price £1,995,000
An exceptional and beautifully presented country house occupying an idyllic private setting surrounded by farmland and enjoying picturesque gardens and grounds of about 3 acres. Entrance Lobby, Reception Hall/Snug, Drawing Room, Dining Room, Kitchen/Breakfast Room, Utility/Pantry, Inner Hall & Cloakroom. Galleried Landing, Master Bedroom Suite with Dressing Room, En-Suite Bathroom & Mezzanine Floor, Guest Bedroom with En-Suite Shower Room, Two Further Double Bedrooms & a Family Bath/Shower Room. Second Floor with Two Bedrooms & Two En-Suite Shower Rooms Gated Driveway, Double Cartlodge & Parking for Several Vehicles, Barns, Outbuildings, Greenhouse, Summer House, Terraced Dining Areas, Gardens, Grounds, Paddock & Orchard Area. In All About 3 Acres (sts) THE PROPERTY Haywards Farm is a beautifully presented period country house, which has recently been subject to a most impressive and compressive programme of restoration and was significantly extended in 2017 by a renowned local builder, creating an elegant and extremely comfortable home of generous proportions. Presenting timber framed and colour washed rendered elevations under a mix of Norfolk reed thatch and plain tiled roofs, the accommodation is complemented with a high specification finish, including a sophisticated digital management system for the house, a Sonos sound system throughout, underfloor heating to most of the ground floor and the first floor master suite, engineered oak floor boards and Iroko wooden windows and doors. The entrance lobby leads into a reception hall/snug which features a red brick open fireplace with bressummer beam and leads into the impressive kitchen/breakfast room, which is beautifully fitted with a wide range of bespoke base and eye level units with a combination of granite and solid wood work surfaces and a matching island with a granite work surface, all with a range of integrated appliances, such as waste disposal sinks, Siemens oven and warming drawer, Fisher and Paykel two drawer dishwasher and space for a range oven in the fireplace. The Italian ceramic floor flows into the breakfast area, which has fitted corner shelving and cupboards, front and rear windows and double doors lead to the garden. The utility room, which is also used as a pantry, has a Butler sink, solid worksurfaces, base and eye level units and space for a wide range of appliances. The spacious dining room is vaulted, opening into the galleried landing above and there are double doors leading to the front and rear gardens. The large drawing room is an ideal entertaining area measuring 32' x 16' (9.80 x 4.98) and features a red brick open fireplace with bressummer beam and recessed shelving and display cupboards to either side. The room benefits from windows to four aspects overlooking the gardens and further enjoys a bay window with built in seat and two sets of double doors lead to the rear garden. The inner hall leads to a cloakroom, storage area, front reception hall and a cupboard housing the digital house management system. A solid oak staircase leads to the first floor and into a beautiful galleried landing overlooking the dining room with windows to the front and rear aspects overlooking the gardens, double doors lead to a rear balcony and there is a clever foldaway study area. The impressive vaulted master bedroom suite has picturesque views to four aspects over the gardens and surrounding farmland and has a dressing room with fitted wardrobes, a large en-suite bathroom and a mezzanine floor above with fitted cupboards, which would make an ideal studio or study. A further landing area leads to three more bedrooms, all enjoying beautiful views, one with an en-suite shower room and a family bathroom. On the second floor there are two bedrooms, again both have lovely views and en-suite shower rooms. OUTSIDE The gardens and grounds are of particular note with an abundance of mature trees interspersed within immaculate areas of formal gardens, being predominantly laid to lawn with many herbaceous beds and borders, a parterre alongside a large Hartley botanic greenhouse and a natural pond. Various sections of the grounds have currently been seasonally left as conservation wild flower areas and the picturesque gardens surround the house and terracing provides several alfresco dining areas. There are many useful outbuildings including a double cartlodge and an insulated barn/workshop measuring 34' in length, which also has a first-floor, split into two rooms. It is thought that this could be ideal to convert into an annexe, subject to the usual consents. There is a further barn housing the Biomass wood pellet boiler also with further storage. Located on the western side of the grounds there is a substantial modern constructed barn/machinery store with double doors, measuring 44' x 23' and paddock land to the front. In the corner of the garden there is a summer house with a sandstone terrace and an orchard area with many fruit trees including apple, pear and plum. On the western side of the house, adjoining the dining room, there is a further terrace with an automatic awning. The automatic gated shingle driveway meanders through the grounds leading to various parking areas where there is also an electric car charging point. In all about 3 acres (subject to survey). LOCATION The property is beautifully situated at the end of a no-through lane enjoying a private setting surrounded by farmland, yet lies just 2 miles from Rattlesden village and 9 miles from Bury St Edmunds. Rattlesden is a highly regarded village and is very well served having a village shop/post office, primary school, two public houses/restaurants, village hall, wonderful recreation area and a fine parish church. The village is situated in a picturesque valley just 4 miles from the A14, giving access to the east coast ports of Ipswich and Harwich and west to Newmarket, Cambridge and the A11(M11). The historic cathedral town of Bury St Edmunds offers an excellent range of amenities with schooling in the public and private sectors, extensive shopping facilities and a good range of leisure facilities including health clubs, swimming pools and golf clubs. Cultural amenities include the beautiful Georgian Theatre Royal and The Abbey Gardens, both of which are home to the annual festival. Stowmarket golf club lies just 4 miles away and for the rail commuter there is a mainline station at Stowmarket to London Liverpool Street taking approximately 80 minutes. The international airport at Stansted is about 45 miles away and in addition to air services there is an express train service to London. Schooling: There are excellent local schools in both the public and private sectors including Old Buckenham Hall, Culford, Ipswich School, Framlingham College and St Joseph's College.
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