A wonderful cottage standing in superb gardens & grounds of over 2½ acres, within the village of Tunstall, close to Snape and Orford.

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1 Chartered Surveyors / Estate Agents A wonderful cottage standing in superb gardens & grounds of over 2½ acres, within the village of Tunstall, close to Snape and Orford. Guide Price 595,000 Freehold Ref: P5694/C Hall Garden Cottage Snape Road Tunstall Woodbridge Suffolk IP12 2LA Reception hall, cloakroom, utility hall, kitchen, pantry, sitting room, dining area, front hall and drawing room. Master bedroom with en-suite dressing room and bathroom. Second bedroom with en-suite bathroom. Two further bedrooms and an additional bathroom. Mature, landscaped, west facing, private garden and additional meadows with maturing trees and hedging. In all, 2.6 acres. Contact Us Clarke and Simpson Well Close Square FramliAngham Suffolk IP13 9DU T: F: And The London Office 40 St James Place London SW1A 1NS @clarkeandsimpson.co.uk

2 Location Hall Garden Cottage lies on the edge of the village of Tunstall, which is easily reached from the A12 at Woodbridge or Wickham Market. Tunstall is the gateway to the renowned natural beauty of the Suffolk Heritage Coast, with its wetlands, beaches and gentle waterways typified by nearby Orford. This part of Suffolk has also become a celebrated cultural hub, with popular galleries, Snape Maltings and the seaside town of Aldeburgh with its annual Festival of Music and the Arts. The surrounding countryside offers endless walks across farmland and through nearby Tunstall Forest. The nearby larger village of Wickham Market provides day-to-day shops and services, including a Cooperative supermarket, Post Office and pharmacy. A train station can be found at Campsea Ashe and provides services to London s Liverpool Street via Ipswich. The popular town of Woodbridge is just 8 miles from the property, and the county town of Ipswich is approximately 19 miles away. Description This most special detached property was formerly associated with the neighbouring Tunstall Hall. The cottage itself is of brick construction under a slate roof. Whilst it has a sympathetic and eclectic mix of old and new features, it has the advantage of not being Listed. The west facing garden is a delight and has a wonderful feeling of privacy. The cottage has featured in many magazines, including The Sunday Times Style magazine, Country Living, the Telegraph Magazine, House & Garden, Homes & Garden, and The English House (to name but a few). Whilst the property is an ideal permanent home, it makes a perfect second home or holiday let and is ideally placed for access to Orford, Snape Maltings and Aldeburgh, as well as just being a few minutes from the A12 dual carriageway.

3 The Accommodation The House Ground Floor The main door to the rear of the property provides access to the Reception Hall 17 x 10 (5.18m x 3.05m) West facing windows. Recessed spotlighting. Solid fuel stove. Laminate wood flooring. A door leads to the Utility Hall 10 x 5 5 (3.05m x 1.65m) West facing window. Wood block work surface with space and plumbing below for a washing machine and tumble dryer. Tiled flooring. Night storage heater. Spotlighting. A door leads to the kitchen and a further door opens to the Cloakroom WC and hand wash basin. Laminate wood flooring. Night storage heater. Spotlighting. Kitchen 11 2 x 10 (3.40m x 3.05m) A beautiful cottage kitchen with low level wall units, timber work surface and Butler sink with taps above and drinking water spigot. Fitted shelving. Fireplace flanked on both sides by built-in cupboards and a display cabinet. West facing window with views over the delightful garden. Tiled flooring. Night storage heater. A door leads to an inner lobby and a further door opens to the

4 Pantry 10 x 7 (3.05m x 2.13m) This pantry/scullery has fitted shelving, a work surface and Butler sink with taps above, as well as space and plumbing for a dishwasher and fridge freezer. Tiled flooring. Space for wine racks. Built-in cupboard. Inner Lobby Door to the exterior. Coat pegs, tiled flooring and door to the Sitting Room 13 2 x 12 8 (4.01m x 3.86m) This open plan room leads through to the dining area and drawing room. It has a fireplace with wood burning stove on a brick hearth. West facing window with views over the garden. Tiled flooring. Night storage heater. Staircase to first floor landing one. A large opening leads through to the Dining Area 12 8 x 7 6 (3.86m x 2.29m) West facing window overlooking the garden. Fitted shelving. Night storage heater. Brick flooring in a herringbone style. Spotlighting. A large opening leads through to the

5 Front Hall 12 8 x 8 (3.86m x 2.44m) Brick flooring in a herringbone style. Night storage heater. Front door to the garden. Staircase to the second landing. Recessed spotlighting. An opening leads to the Drawing Room 19 x 12 8 (5.79m x 3.86m) West facing windows overlooking the garden. Fireplace with marble surround and brick hearth. Brick flooring in a herringbone style. Recessed spotlighting. Night storage heaters. The stairs from the sitting room lead up to the First Floor Landing One West facing window. Doors to bedrooms one and two.

6 Bedroom One 12 8 x 12 (3.86m x 3.66m) A double bedroom with night storage heater and west facing window with fine views over the garden. Sisal floor covering. A door opens to the En-Suite Dressing/Bathroom 12 8 x 9 8 (3.86m x 2.95m) The dressing room has a west facing window and a built-in airing cupboard with lagged hot water cylinder. Hatch to roof space. Night storage heater. An opening leads to the Bathroom Comprising bath, WC and hand wash basin. Spotlighting. Sisal floor covering. Shaver point. Bedroom Two 13 x 12 8 (3.96m x 3.86m) A dual-aspect double bedroom with east and west facing windows overlooking the gardens and grounds. Night storage heater. A door opens to an

7 En-Suite Bathroom West facing window overlooking the garden. Roll top bath with claw feet, WC and hand wash basin. Night storage heater. Tiled flooring. Hatch to roof space. Spotlighting. A second staircase in the ground floor front hall leads up to Landing Two East facing window. Hatch to roof space. Built-in airing cupboard with second hot water cylinder and slatted shelving. Doors lead off to bedrooms three, four and the bathroom. Bedroom Three 12 8 x 11 4 (3.86m x 3.45m) A double bedroom with west facing window overlooking the beautiful garden. Sisal floor covering. Night storage heater. Bathroom Comprising WC, hand wash basin and roll top bath with claw feet. West facing window. Wall mounted electric heater. Bedroom Four 12 8 x 7 6 (3.86m x 2.29m) A dual-aspect single bedroom with east and west facing windows. Night storage heater. Sisal floor covering.

8 Outside A shingle driveway to the east of the cottage leads to a parking area for an ample number of vehicles. Adjacent to this are the meadow, which has an abundance of maturing trees as well as attractive hedgerows, creating an abundance of private garden areas. Across the road is a further copse. The true delight of the property is the enclosed west facing garden upon which the majority of rooms in the cottage enjoy views. Brick pathways meander through the gardens where there are extensive flower and shrub beds. A line of pleached fruit trees and lavender, as well as areas of lawn, extend to the rear of the garden. A walkway adorned by roses stands next to box and yew hedges. In the rear garden is a feature pond. The garden is fully enclosed by brick walls and trees giving it a wonderful feeling of privacy. In all, the grounds extend to 2.6 acres.

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10 Site Plan (Indicative Only)

11 Viewing Strictly by appointment with the agent. Services Mains water and electricity. Council Tax Band D; 1, payable per annum 2017/2018. Local Authority Suffolk Coastal District Council, East Suffolk House, Station Road, Melton, Woodbridge,Suffolk IP12 1RT; Tel: NOTE 1. These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn. No warranty can be given for any of the services or equipment at the property and no tests have been carried out to ensure that heating, electrical or plumbing systems and equipment are fully operational. Any distances, room aspects and measurements which are given are approximate only. No guarantee can be given that any planning permissions or building regulations have been applied for or approved. 2. Please note that a footpath runs between the rear of the cottage and the meadow/parking area. June 2017

12 Need to sell or buy furniture? If so, our Auction Centre would be pleased to assist please call Directions Having approached Tunstall from Campsea Ashe, at the T-junction adjacent to the Green Man public house turn left onto the B1078 and continue along the road a short way before taking the left hand turn towards Snape. The entrance to Garden Hall Cottage will be found further along on the right hand side of the road.