Cretingham, Woodbridge, IP13

A beautifully restored, classic 16th Century Suffolk farmhouse in a rural edge of village setting. Listed Grade II, Yew Tree is a classic, high status 16th Century Suffolk Farmhouse displaying a wealth of fine exposed timbers. Comprehensively restored in the 1990's, Yew Tree Farmhouse has been well maintained and is well presented throughout. The house, with its high ceilings, offers light and well laid out accommodation extending to some 5,470 sq ft (inc attic, exc loft space) which includes a statement drawing room, atmospheric dining room and a comfortable sitting room. The impressive farmhouse kitchen/breakfast room is the hub of the house and includes an AGA, whilst a large conservatory to the rear offers views across the wide west facing terrace and sheltered part walled formal garden. On the first and second floors there are 6 bedrooms and 4 bathrooms with many of the rooms enjoying views across the gardens and the surrounding countryside. With the bedrooms along the front in particular, enjoying far reaching rural views. The large attic provides potential to be formalised to create further living space. The house benefits from an oil-fired central heating system and a security system. THE FUNCTION BARN A traditional timber framed barn to the rear of the farmhouse, complete with a mezzanine floor, has been converted to a multi-purpose function barn extending to some 1,958 sq ft and offers further potential for the creation of annexe/at home office facilities if preferred. Beyond is a courtyard, fronting onto which is a range of open cart lodges and stores. OUTSIDE Twin entrances access a shingled sweeping drive to the front of the house which continues around to the aforementioned function barn and courtyard. Well screened by mature hedgerow, Yew Tree Farmhouse sits amidst delightful formal gardens which include a picturesque pond and sheltered walled garden. To the south, beyond the former moat, is an area of woodland grounds and a pond, with mown rides leading to a sheltered hard tennis court, beyond which is a 3.5 acre grassland meadow making the property ideal for those with equestrian interests. In all the property extends to about 6.3 acres. LOCATION Set off a picturesque ''tunnel' country lane, Yew Tree Farmhouse enjoys a rural setting on the edge of Cretingham. The nearby village has a well-reputed local pub and picturesque golf course and nestles amidst the beautiful countryside of the Deben Valley. The neighbouring village of Otley (2.5 miles) has an award winning local stores and doctors' surgery, whilst the historic market town of Framlingham (6 miles), the popular riverside town of Woodbridge (9 miles) and the county town of Ipswich (10.5 miles) are all easily accessible and between them provide a full range of local shopping and commercial facilities, together with a choice of top performing schools catering for all age groups in both the state and private sectors. Main line rail services run regularly to London Liverpool Street station from Ipswich in about 70 minutes and the region's dual carriageway network provides a direct link to London's M25, Stansted Airport as well as Cambridge and The Midlands. DIRECTIONS (IP13 7DP) From the centre of Otley proceed in a north easterly direction into open countryside and continue along the tree tunneled lane for approximately 2.5 miles where the twin drives of Yew Tree Farmhouse will be found on the left hand side. If you reach Kittel's Corner (with a sharp left hand bend) you have gone too far. What3words: ideal.sprinter.scribble AGENT'S NOTE A hedge screened footpath, not visible from the house, runs adjacent to the south woodland area and around the edge of the meadow, before exiting in the north-west corner into open countryside. The vendors report that the footpath is rarely used. A plan of the route is available from the agents. PROPERTY INFORMATION Services: Mains electricity and water are connected to the property. Modern private drainage treatment system. Broadband: It is reported that Superfast Broadband is connected to the property (FTTP). Fixtures and Fittings: The carpets and blinds are included in the sale, items regarded as fixtures and fittings and curtains, are initially excluded, although certain items, including furniture purchased specifically for the property, may be available by separate negotiation. Viewings: By appointment with Jackson-Stops.