An idyllic property with period farmhouse & range of brick barns, located in a delightful rural setting & with organic grounds of 18 acres.

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1 Chartered Surveyors / Estate Agents An idyllic property with period farmhouse & range of brick barns, located in a delightful rural setting & with organic grounds of 18 acres. Guide Price 950,000 Freehold Ref: P5711/C Elm House Farm, St Margaret South Elmham, Suffolk IP20 0PJ Farmhouse: Hall, kitchen, utility room, storerooms, drawing room, dining room, sitting room, conservatory, study and cloakroom. Five first floor bedrooms and three bath/shower rooms. Two attic rooms. Triple-bay garaging. The Barns: Over 7,000 sq ft of brick and timber framed barns, offering huge scope. Wonderful gardens and grounds, including organic meadows, paddocks, woodland, orchard and pond. Contact Us Clarke and Simpson Well Close Square Framlingham Suffolk IP13 9DU T: F: And The London Office 40 St James Place London SW1A 1NS @clarkeandsimpson.co.uk

2 Location St Margaret South Elmham is a pretty village located in the quiet countryside of north Suffolk, being one of the twelve parishes in the Saints. The village itself is home to Saint Margaret s church, as well as a village hall. The market town of Bungay is just 5 miles away and offers a Co-Operative supermarket, as well as a primary school and high school. There is also a medical centre and various public houses, as well as a castle, cafes and other day-to-day shops and services. The market town of Harleston is just 7 miles away and offers further schooling, as well as a Budgens supermarket and local shops, services and eateries. Halesworth is 7 miles away, with hourly railway services on the Ipswich to Lowestoft line. The larger town of Beccles is 11 miles from the property and offers Tesco, Morrisons and Co-operative supermarkets. The town of Diss is 16 miles away and offers further supermarkets, as well as direct railway services to Norwich and London s Liverpool Street. The popular coastal resort of Southwold is approximately 15 miles from the property and boasts an award winning pier, beach, busy harbour, working lighthouse and an array of shops and eateries. The historic city of Norwich is approximately 20 miles from the property and offers further national shops and services, as well as an airport and the University of East Anglia. Description Elm House Farm stands in an extremely pleasant situation on the edge of a rural village. The substantial farmhouse, which extends to some 4,768 sq ft, is Grade II Listed and predominantly of brick and timber framed construction with rendered and whitewashed elevations under a tiled roof. Internally, the house has a drawing room, dining room, sitting room, utility room, kitchen, study and cloakroom. In addition is a utility room leading to storerooms, which could be used as further living accommodation. On the first floor are five bedrooms, along with an en-suite shower room, Jack and Jill bathroom and a second bathroom. In addition is an attic bedroom and an attic store. The house stands in the most lovely gardens and is well set back from the small lane. The property extends to 18.2 acres and has an assortment of delightful individual parts, which include meadows/paddocks that are Soil Association registered (organic for over 20 years), as well as woodlands, an orchard and ponds. Adjacent to the meadows are stables, field shelters and a Dutch barn. The barns extend to approximately 7,400 sq ft and are shown in detail on the site plan. They are of predominantly brick construction, but also contain timber buildings.

3 The Accommodation The House Ground Floor A front door provides access to the Hall 9 x 9 (2.74m x 2.74m) West facing leadlight windows overlooking the front driveway. Tiled flooring. Radiator. Built-in store cupboards. Door to the kitchen and further door to the Dining Room 16 7 x (5.06m x 4.85m) A spacious room with west facing leadlight window overlooking the front of the property. Inglenook fireplace with bressummer beam above, which is home to a wood burning stove on a tiled hearth. Fitted bookshelves and cupboards. Wall light points. Radiator. A door leads to the inner hallway. A further open doorway leads to the Drawing Room x (5.85m x 4.52m) A dual aspect room with south facing French doors opening to a patio. West facing leadlight window to the front. Radiator. Woodblock flooring. Wall light points. A door opens to the

4 Inner Hallway Stairs to the first floor landing with understairs cupboard. Doors to the sitting room, kitchen and cellar. Steps lead up to a Raised Study 15 x 11 6 (4.57m x 3.51m) This lies above the cellar and has an east facing window overlooking the courtyard garden. Exposed floorboards. Built-in and fitted cupboards. Radiator. Wall light points. From the inner hallway, a door leads off to the Sitting Room x 12 (3.94m x 3.66m) Brick fireplace with timber surround housing a wood burning stove on a brick hearth. Pamment tiled flooring. Radiator. Built-in shelved cupboards. The sitting room opens to the Conservatory 17 x 11 (5.18m x 3.35m) An Amdega conservatory of timber framed construction with windows to the east, south and west. French doors opening out to the gardens. Wall light points. Tiled flooring. Radiators.

5 Kitchen 16 5 x 16 (5.00m x 4.88m) A farmhouse kitchen fitted with a range of low level wall units, timber work surfaces and a two-oven Aga. Double Butler sink with mixer taps above. West facing leadlight windows overlooking the drive and front of the property. Tiled flooring. Shelved pantry and cupboard. Doors to the hall, utility room and Side Hallway 6 5 x 6 (1.96m x 1.83m) Door to the exterior. Hand wash basin with cupboard below. Tiled flooring. Secondary staircase to the first floor. Understairs cupboard. Radiator. A door opens to the Cloakroom WC. High level east facing window. Fitted cupboard. From the kitchen, a further door opens to the Utility Room 13 3 x 12 2 (4.04m x 3.71m) North facing windows. Two stainless steel sinks with drainer and taps above. Tiled flooring. A door opens to the Storerooms This substantial area could be used as additional living accommodation. It has north facing windows, some fitted benches and shelving/cupboards. It also has radiators and two doors to the exterior. From the inner hallway, a doorway with steps lead down to the Cellar 17 x 8 (5.18m x 2.44m) With a ceiling height of approximately 5 9. Brick flooring. The principal staircase in the ground floor inner hallway leads up to a Half Landing East facing leadlight window. Radiator. The stairs continue up to the First Floor Landing East facing window. Built-in cupboards. Fitted shelving. Stairs to the second floor. Radiator. Built-in airing cupboard with lagged hot water cylinder and slatted shelving. Doors lead off to the bedrooms and bathrooms.

6 Bedroom One 12 7 x 12 3 (3.84m x 3.73m) A double bedroom with east facing leadlight window with views over the courtyard garden. Built-in wardrobe with hanging rail. Radiator. A door opens to an En-Suite Shower Room Comprising shower unit, WC and hand wash basin. Striplight. East facing window. Bedroom Two 15 3 x 7 9 (4.65m x 2.36m) A good-sized single bedroom with exposed studwork and south facing leadlight window. Alcove with hanging rail. Exposed floorboards. Radiator. Bedroom Three x 14 (4.55m x 4.27m) A dual aspect double bedroom with south and west facing leadlight windows overlooking a pond and front of the property. Exposed floorboards. Built-in wardrobe with hanging rails. Radiator. Slight door to Bedroom Four x 13 8 (4.24m x 4.17m) A double bedroom with west facing window overlooking the drive and range of barns. Cast iron fireplace with timber surround. Wall light points. Radiator. A door returns to the landing. A further door opens to a Dressing Room Built-in wardrobe with hanging rail and shelving. Hand wash basin. A door opens to the Jack and Jill Bathroom Comprising bath, WC, hand wash basin and cupboard below. Radiator. Part tiled walls. West facing leadlight windows. A door returns to the landing where further doors lead off to bathroom two and Bedroom Five 14 3 x 11 8 (4.34m x 3.56m) A double bedroom with exposed floorboards and part exposed brick wall. North facing window with views over the grounds. Corner hand wash basin. Radiator. Secondary staircase down to the ground floor side hallway. Bathroom Two Comprising bath, shower, WC and hand wash basin. Part tiled walls. Exposed floorboards. Radiator. East facing window.

7 From the landing, a staircase leads up to the Second Floor Bedroom Six 17 4 x 13 4 (5.28m x 4.06m) A double bedroom with part vaulted ceiling and exposed timbers. West facing window with pleasant views to the front of the property. Radiator. Built-in wardrobes with shelving. Additional store/study area. From the first floor landing, ladder-style stairs lead up to a further Attic Store Room x 10 7 (3.33m x 3.23m) This has been used as an additional seventh bedroom and has a part vaulted ceiling with exposed timbers. West facing dormer window. Radiator. Exposed floorboards. Cupboard with water tank. Outside The property is approached from the road via a drive leading through two five-bar gates where it spurs off to a substantial area of hard standing and also to the house and buildings. Surrounding the house itself are the gardens, which are laid to lawn and include attractive ponds and, beyond this, a meadow and woodland. To the rear of the house is a pretty courtyard garden. This is fully enclosed and contains flowerbeds, a well and a timber framed loggia under a thatched roof. Beyond the house s driveway is a shingle parking area and triple-bay garage measuring, in total, 17 x 27. One bay is used as a store/workshop. To one end are stairs leading up to a store above.

8 The Barns and Land The barns are accessed via a concrete drive. They are of predominantly brick construction under a tiled roof and extend to approximately 7,400 sq ft, with the majority having electricity, oil fired central heating and water. Two of the barns have WCs. Beyond the barns are the organic meadows/paddocks, as well as a range of timber framed stables, which include three boxes, a tack room, store room, field shelters and Dutch barn. The attractive area of land, which is predominantly grass, is enclosed by hedging and fencing. In addition is a lovely orchard and a hidden garden.

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10 Site Plan (Indicative Only)

11 Viewing Strictly by appointment with the agent. Services Mains water. Mains electricity (separate supply for house and barns). Oil fired central heating system (separate for house and barns). Basic private drainage system to house, and modern plant for barns. Council Tax Band G; 2, payable per annum 2017/2018. Local Authority Waveney District Council, Marina Centre, Lowestoft NR32 1HH; NOTE 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. April 2017

12 Directions From Harleston, head out of the town on the Redenhall Road until reaching the roundabout with the A143. Turn left onto the A143 towards Great Yarmouth. After approximately 1.7 miles, turn right onto the B1062 (signposted to Homersfield). After half a mile turn right where signposted to South Elmham Hall & Minster. After a further half a mile, turn left at the crossroads. Head through Saint Cross South Elmham and continue until you reach St Margaret South Elmham. The property is immediately on the left as you pass into the 30mph speed limit. Please note: sat nav will take you close to the church. With the church on your left, proceed out of the village where Elm House Farm is the last property on the right. Need to sell or buy furniture? If so, our Auction Centre would be pleased to assist please call