MILL HOUSE MILL ROAD PEASENHALL SAXMUNDHAM SUFFOLK IP17 2LJ GUIDE PRICE 525,000

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1 MILL HOUSE MILL ROAD PEASENHALL SAXMUNDHAM SUFFOLK IP17 2LJ GUIDE PRICE 525,000 COUNTRY HOMES COTTAGES UNIQUE PROPERTIES CONVERSIONS PERIOD PROPERTIES LUXURY APARTMENTS Woodbridge

Mill House, Mill Road, Peasenhall, Saxmundham, Suffolk IP17 2LJ This detached 3 bedroom period cottage is set in lawned gardens with an extensive range of outbuildings which include the remains of an

2 Mill House, Mill Road, Peasenhall, Saxmundham, Suffolk IP17 2LJ This detached 3 bedroom period cottage is set in lawned gardens with an extensive range of outbuildings which include the remains of an old Smock Mill and former Post Mill. These may suit a number of purposes subject to the necessary consents. About The Property Mill House offers a rare opportunity to acquire a three/four bedroom detached period cottage dating back to 1789 complete with the remains of an old Smock Mill and the mill round from the former Post Mill that operated on the site. The cottage has been thoughtfully renovated by the current owners to include replacement wooden double glazed windows, a bespoke handmade fitted kitchen, a replacement oil fired condensing combination boiler, additional insulation and upgraded wiring. Arranged over two floors the accommodation comprises: reception hall, dual aspect sitting room with French doors opening to the garden and a multi-fuel stove set within the red brick fireplace, dining room featuring exposed timbers and a wide opening to the adjacent sitting room, playroom/ snug/study/ground floor bedroom with shelved recesses, dual aspect kitchen equipped an Andy Vale bespoke handmade fitted kitchen, dual aspect utility room and a cloakroom/shower room. To the first floor, there are three bedrooms, a family bathroom and a walk through dressing room. The master bedroom has a vaulted ceiling, built-in wardrobes, and an eaves storage cupboard and is approached via the walk-through dressing room which was formerly used as a 4 th bedroom/nursery. Bedrooms two and three each have a range of built-in storage and have part vaulted ceilings. The former Mill Office abuts the rear of the property providing flexible outhouse style storage. Outside, the grounds are predominantly laid to grass with ample off road parking on the drive and parking area. The old Smock Mill, former Post Mill and associated outbuildings are now in need of total renovation and offer potential for a wide variety of uses subject to the necessary consents. Viewing is essential to appreciate the full potential of this 2 wonderful character home and extensive range of outbuildings. About The Area Peasenhall is approximately equidistant from the three market towns of Saxmundham, Framlingham and Halesworth and is about 6 miles as the crow flies from the Suffolk Heritage Coast. It lies at the junction of two roman roads and a tributary of the River Yox runs through the middle of the village. The village has a variety of local shops, businesses, sports clubs and associations, St Michael s Church and many pretty cottages. Emmett s Food Store and Creasey s Butchers are particularly well known. The Weavers tea rooms are also popular and The White Horse public house at nearby Sibton is only about 20 minutes walk away. Peasenhall is well situated for the two jewels of the Heritage Coast, Aldeburgh and Southwold. Aldeburgh is renowned for its annual Festival of Music and Arts (in conjunction with Snape Maltings), and for its sailing and golf clubs, fine hotels and restaurants and for the coastline, popular with walkers and bird watchers. Nearby Southwold is renowned for its beach, award winning pier, busy harbour and as the home of Adnams Ales. One of the RSPB s most famous nature reserves is located at nearby Minsmere and Halesworth, Saxmundham and Leiston all just a short drive away offering an excellent good range of shopping and leisure facilities. Directions Join the A12 northbound (direction Lowestoft) and continue approximately 13.8 miles. As you bypass Saxmundham on the A12 trunk road, continue through Kelsale and after 3-4 miles, enter the village of Yoxford. Soon after the 30mph sign there is a sharp right hand bend, immediately turn left at this points signed Sibton and Peasenhall. Continue on the A1120 for 4 miles go through Sibton and enterer Peasenhall. At the end of the village there is a crossroads with a left hand turning to the Church and a right hand turning into Mill Hill. Turn right into Mill Hill at this crossroads, then left into Mill Rd after approx 300m and Mill House will be found approx 200m on the left hand side.

Mill House has three reception rooms a sitting room with multi-fuel stove and doors opening to the garden, a dining room and a playroom/study which could be used as a 4th bedroom.

Pendant light, access hatch, sealed unit double glazed windows to the side and rear, base unit with pre formed work surface and inset sink, tiled splashback, space and plumbing for a washing machine,

Exposed timbers to ceiling, two pendant lights, a pair of double glazed French doors open to the front garden, double glazed window to side aspect, feature red brick fireplace with multi-fuel stove

3 Mill House has three reception rooms a sitting room with multi-fuel stove and doors opening to the garden, a dining room and a playroom/study which could be used as a 4th bedroom. Accommodation with Approximate Room Sizes: Open fronted porch with patio abutting the rear garden and entrance door with adjacent sealed unit double glazed window opening to: Utility Room 7 11 x 6 1 Pendant light, access hatch, sealed unit double glazed windows to the side and rear, base unit with pre formed work surface and inset sink, tiled splashback, space and plumbing for a washing machine, radiator, quarry style tiled floor and wooden door opening to: Sitting Room 17 4 x 11 9 A dual aspect room opening to the adjacent dining room with provision for double doors if required. Exposed timbers to ceiling, two pendant lights, a pair of double glazed French doors open to the front garden, double glazed window to side aspect, feature red brick fireplace with multi-fuel stove set on a slate hearth, radiator with TRV, carpet laid to floor and opening (with door lining for double doors) leading to the adjacent open plan dining room. Shower Room/Cloakroom 5 6 x 2 9 plus the recess shower cubicle. Pendant light, sealed unit double glazed window to the rear, recessed shower cubicle with Mira Excel shower, close coupled WC, radiator with thermostatic radiator valve (TRV) and quarry style tiled floor. Inner Hallway 8 2 x 6 6 Inset lighting, smoke detector, under stairs cupboard, radiator with TRV, carpet laid to floor, opening to the inner lobby providing access to the stairs, playroom/ study/potential ground floor bedroom and the kitchen/breakfast room, and further opening to the open plan dining room and sitting room. 3

Dining Room 17 4 x 13 6 Exposed timbers to ceiling, two pendant lights, double glazed windows to the rear aspect, wall mounted central heating thermostat, radiator and

Inset lighting, double glazed window to the front aspect, four panel front door opening to the garden, built-in wall mounted shelves within the alcoves, radiator with

A dual aspect room with Andy Vale bespoke handmade kitchen offering good storage facilities.

ceramic sink with mixer tap above, integral NEFF dishwasher, builtin bin store, cupboard and drawer storage, space for a range style cooker with cooker hood above,

4 Dining Room 17 4 x 13 6 Exposed timbers to ceiling, two pendant lights, double glazed windows to the rear aspect, wall mounted central heating thermostat, radiator and carpet laid to floor. Play Room/Study/Potential Ground Floor Bedroom 11 3 x 9 2 opening to 10 8 within the alcoves. Inset lighting, double glazed window to the front aspect, four panel front door opening to the garden, built-in wall mounted shelves within the alcoves, radiator with TRV s and carpet laid to floor. Kitchen/Breakfast Room 20 0 x 8 8 opening to 9 10 in the dining area and 10 9 in the kitchen area. A dual aspect room with Andy Vale bespoke handmade kitchen offering good storage facilities. Inset lighting, double glazed windows to the front and rear, a range of Andy Vale (of Thorpeness) bespoke handmade kitchen units with hard wood work surfaces, inset ceramic sink with mixer tap above, integral NEFF dishwasher, builtin bin store, cupboard and drawer storage, space for a range style cooker with cooker hood above, space for a fridge freezer, radiator with TRV and tiled floor. Agents Note: We are advised that the range master LPG range style cooker may be available by separate negotiation. The bespoke kitchen/breakfast room has a dual aspect and generous cupboard and drawer storage. There is a separate utility room and a downstairs shower room. 4

A walk-through dressing room/nursery leads to the master bedroom with vaulted ceiling & built-in cupboards.

Inner Lobby A carpeted staircase rises to the first floor landing providing access to the three first floor bedrooms and the family bathroom.

Master Suite comprising a walk through dressing room/nursery bedroom Dressing Room/Nursery Bedroom 8 3 x 5 5 measured to the wardrobe doors.

valve, carpet laid to floor and door opening to. Main Bedroom 17 5 x 15 6 reducing to 11 9 at the builtin cupboards.

5 A walk-through dressing room/nursery leads to the master bedroom with vaulted ceiling & built-in cupboards. There are two further upstairs bedrooms & a family bathroom. Inner Lobby A carpeted staircase rises to the first floor landing providing access to the three first floor bedrooms and the family bathroom. Landing 8 3 x 6 5 Part vaulted ceiling, access hatch, pendant light, smoke detector, carpet laid to floor and doors opening to. Master Suite comprising a walk through dressing room/nursery bedroom Dressing Room/Nursery Bedroom 8 3 x 5 5 measured to the wardrobe doors. Part vaulted ceiling, pendant light, double glazed window to the rear aspect, built-in triple fronted cupboard, radiator with thermostatic radiator valve, carpet laid to floor and door opening to. Main Bedroom 17 5 x 15 6 reducing to 11 9 at the builtin cupboards. Vaulted ceiling with exposed timbers, pendant light, double glazed gable window to the side aspect, built-in eaves storage cupboard providing approximately 17 6 (max) x 4 10 (max) of storage space with a sloping roof line and internal lights, built-in four door cupboards, radiator with thermostatic radiator valve, and carpet laid to floor. 5

This beautifully presented period home is full of character and is conveniently located for the spectacular Suffolk Heritage Coast and the

Part vaulted ceiling, pendant light, double glazed window to the front aspect, built-in double fronted cupboard, radiator with TRV and carpet

Part vaulted ceiling pendant light, double glazed window to the front aspect, built-in triple fronted cupboard providing hanging and drawer

Part vaulted ceiling, ceiling mounted lights, double glazed window to the rear aspect, panel bath with mixer tap, shower above the bath with

6 This beautifully presented period home is full of character and is conveniently located for the spectacular Suffolk Heritage Coast and the thriving market towns of Framlingham, Saxmundham and Halesworth. Bedroom Two (Middle Bedroom) 11 4 x 9 4 opening to 10 7 in the recess. Part vaulted ceiling, pendant light, double glazed window to the front aspect, built-in double fronted cupboard, radiator with TRV and carpet laid to floor. Bedroom Three 11 4 x 8 3 (measured to the wardrobe doors) opening to 10 1 in the recess. Part vaulted ceiling pendant light, double glazed window to the front aspect, built-in triple fronted cupboard providing hanging and drawer storage, radiator with TRV and carpet laid to floor. Family Bathroom 8 2 (max) x 7 3 (max) measured over the bath. Part vaulted ceiling, ceiling mounted lights, double glazed window to the rear aspect, panel bath with mixer tap, shower above the bath with fixed and remote shower heads complete with curtain rail and wall tiles around the bath, pedestal wash hand basin with tiled splashback, close coupled WC, extractor fan, radiator with TRV, heated towel rail and tiled effect laminate flooring. 6

7 7

OUTSIDE Outhouse 11 10 x 5 2 There is an outhouse located to the side of the cottage.

The property is approached by a tarmac drive flanked by formal lawns with a turning head and parking area providing ample off road parking to the side of the cottage.

The rear garden is predominately laid to grass with well stocked flower and shrub borders and extends beyond the outbuildings.

within the outhouse and a multi fuel stove within the sitting room. Council Tax Band D 1567.

8 OUTSIDE Outhouse x 5 2 There is an outhouse located to the side of the cottage. Part vaulted ceiling, pendant light, windows tot eh front and side, power and light, Worcester oil fired boiler and concrete floor. The property is approached by a tarmac drive flanked by formal lawns with a turning head and parking area providing ample off road parking to the side of the cottage. There is space for additional cars to be parked along the length of the drive. Established flower and shrub borders to the front of the cottage and by the mill. The rear garden is predominately laid to grass with well stocked flower and shrub borders and extends beyond the outbuildings. Services We are advised by the vendors that mains electricity, water and drainage are connected and the property benefits from oil fired central heating serviced via the Worcester oil fired boiler within the outhouse and a multi fuel stove within the sitting room. Council Tax Band D Outbuildings There are a variety of outbuildings that are now in need of refurbishment that may offer further potential subject to the necessary consents. The outbuildings include the mill round from the former post mill, the old smock mill and the associated storage facilities. Viewing is essential to appreciate the size of the plot and range of outbuildings that may suit a number of purposes subject to the necessary consents. COUNTRY HOMES COTTAGES UNIQUE PROPERTIES CONVERSIONS PERIOD PROPERTIES LUXURY APARTMENTS Fine & Country Estate Agents (and its subsidiaries and their joint Agents where applicable) for themselves and for the vendors or lessors of this property for whom they act, give notice that (I) these particulars are a general outline only for the guidance of prospective purchasers or tenants, and do not constitute the whole or any part of an offer or contract (II) Fine & Country cannot guarantee the accuracy of any description, dimensions, references to conditions, necessary permissions for use and occupancy and other details contained herein and prospective purchasers or tenants must not rely on them as statements of fact or representations and must satisfy themselves as to their accuracy, (III) No employee of Fine & Country (and its subsidiaries and their joint Agents where applicable) has any authority to make or give any representation or warranty or enter into any contract whatever in relation to the property, (IV) Fine & Country (and its subsidiaries and their joint Agents where applicable) will not be liable in negligence or otherwise, for any loss arising from the use of these particulars and Fine & Country (and its subsidiaries and their joint Agents where applicable) have not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A buyer is advised to obtain verification from their Solicitor, (V) Photographs will only show certain parts of the property and no assumptions should be made in respect of those parts of the property that have not been photographed, items or contents shown in the photographs are not included as part of the sale unless specified otherwise. It should not be assumed the property will remain as shown in the photographs. Photographs have been taken using a wide-angle lens. Fine and Country Woodbridge 28 Church Street Woodbridge Suffolk IP12 1DH Tel: woodbridge@fineandcountry.com Each Fine & Country office is independently owned and operated under licence. Copyright Ravensworth W416 Your ref: XXXX Printed by Ravensworth Digital To find out more or arrange a viewing please contact or visit

12 CUMBERLAND STREET WOODBRIDGE SUFFOLK IP12 4AB

12 CUMBERLAND STREET WOODBRIDGE SUFFOLK IP12 4AB OIEO 600,000 COUNTRY HOMES COTTAGES UNIQUE PROPERTIES CONVERSIONS PERIOD PROPERTIES LUXURY APARTMENTS Pictured (above left and right): The Tide Mill, Woodbridge