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Hoo, Woodbridge, Suffolk, IP13

Guide price £1,850,000


6 Beds 4 Baths 3 Receptions

REF: IPS220173


  • Meticulously maintained Grade II Listed 16th Century Suffolk Farmhouse
  • Vaulted reception hall with galleried landing above
  • Drawing room, sitting room, dining room & study
  • Kitchen/breakfast room, utility room & cloakroom
  • 6 bedrooms & 4 bath/shower rooms
  • Garaging range with workshop & stores
  • Astro turf tennis court
  • Fish stocked moat
  • Secluded & sheltered formal gardens & well treed grounds
  • In all about 5½ acres


Enjoying a tranquil rural setting a fully moated and immaculately presented Suffolk farmhouse set amidst 5½ acres of mature gardens and grounds. Approached over a long tree lined private driveway, Godwins Place, is understood to date from the 16th Century with later 17th Century additions to replace an earlier larger 15th Century residence built by John Godwyn. The house, and its immediate gardens, occupy an elevated position above the surrounding countryside. The impressive, and well drained moat, a scheduled monument in its own right, is well stocked with fish, keeping it well maintained and weed free. Beautifully presented throughout, the house has been refurbished and updated by the present vendors and offers well laid out accommodation, extending to some 4,217 sq ft, which includes a spacious vaulted reception hall set off which is a 30ft drawing room with fine exposed ceiling stud timbers, a comfortable sitting room, spacious study and elegant dining room. The fully fitted kitchen/breakfast room includes the combination gas/electric range plus Neff appliances and a walk-in larder. In addition, there is a utility room at the west end of the house and a ground floor cloakroom. On the first floor, set off the galleried landing, the master bedroom includes a dressing area with a walk-in wardrobe, together with a spacious wet room en suite shower room. There are three further double bedrooms and a further two bath/shower rooms, whilst on the second floor there is a walk-through bedroom (5) to the sixth bedroom beyond, together with a fourth bathroom. Many of the rooms enjoy views across the moat and gardens beyond, whilst a stable style door leads from the kitchen to a delightful moat side terrace. The property benefits from an oil-fired central heating system, with underfloor heating throughout the ground floor, and a newly installed boiler (2023). There is also a modern security system. OUTSIDE The shingle driveway crosses the moat on its way to a large parking and turning area fronting onto which is the garaging range which accommodates two full garages, workshop and equipment stores. The formal garden within the moat is laid mainly to lawn, interspersed with herbaceous and shrub borders, together with a variety of mature trees. There are two bridges across the moat, one long footbridge heading south to an area of formal garden which includes the greenhouse and kitchen garden area, with its raised bed, whilst the other is a wider floating pontoon bridge leading from the rear terrace onto a picturesque area of lawned garden bordered by herbaceous beds and including an intriguing brick folly. The area is enclosed and sheltered by maturing trees including oak and ash, whilst beyond a brick pergola is a further area of open garden, which includes the astro turf tennis court. Beyond a tree lined long pond is a 1¼ meadow, itself bordered by further oak and ash trees. In all the property extends to about 5½ acres. LOCATION The parish of Hoo stands overlooking the Deben Valley, which contains the most picturesque countryside in East Suffolk and is easily accessible in all directions to nearby Framlingham (4½ miles), Woodbridge (8 miles), Wickham Market (4 miles) as well as Ipswich (12 miles), all of which provide a full range of local shopping, commercial and educational facilities. The villages of the Deben Valley have active local communities including clubs and societies, together with primary schools and good pubs. The region's main road and rail connections are easily accessed linking to London (A12) and Cambridge and The Midlands (A14). DISTANCES Woodbridge - 8 miles Framlingham - 4.5 miles Wickham Market & A12 - 4 miles Ipswich - 12 miles (London Liverpool Street Station 70 mins) DIRECTIONS (IP13 7QW) From the village of Charsfield, proceed in a northerly direction for about a mile. Proceed beyond the right-hand junction with Sandy Lane for a further ¼ of a mile where the driveway leading to Godwins Place will be found on the right-hand side. At the end of the drive bear right through the marked entrance. What3words: specifies.activism.joyously SERVICES Mains electricity and water are connected to the property. Calor gas for kitchen hob. Modern private drainage system. Superfast broadband is available to the property. Council Tax: Band G 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. VIEWINGS By appointment with Jackson-Stops.