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6.5 acres, Badingham, Suffolk, IP13 8LY
Sold (STC) - Guide Price £620,000

Kitchen, breakfast room, dining room, sitting room, rear hall, shower room and boot room. Three first floor bedrooms, study/bedroom four, bathroom and shower room. Substantial buildings including barn (40′ x 30′), Nissen hut, pole barn and carport. Garden and grounds with meadows and woodland extending to 6.4 acres.

No Forward Chain.

Location Pikes Farm is located in a rural position within the Parish of Badingham. The village itself is approximately 1.5 miles away, and within a short drive is the village of Peasenhall, which has an excellent delicatessen, butcher and post office stores. The historic market town of Framlingham is about 5 miles to the south-west, and this offers excellent facilities for most day to day needs, as well as having first class schools in both the state and private sectors.

The nearest railway station is at Saxmundham, which is approximately 7 miles from the property, and this has services via Ipswich to London’s Liverpool Street station. Saxmundham also benefits from both Waitrose and Tesco supermarkets. The Heritage Coast at Aldeburgh is about 15 miles away, and the county town of Ipswich lies about 22 miles to the south-west.

Description Pikes Farmhouse is an attractive dwelling dating back 100s of years. It has the advantage of not being listed. During the Victorian era, it was tiled and clad with brick and during the 2000s, a south facing extension was added creating a new kitchen and an additional study/bedroom above.

Internally, the house offers historic charm and comfortable living accommodation with its hand-built kitchen, breakfast room, dining room and sitting room with inglenook fireplace which is home to a woodburning stove. Also on the ground floor there is a rear hall with stove, shower room and adjacent boot room. The first floor can be accessed by three staircases and there are two highly impressive bedrooms with vaulted ceilings, and a third twin room as well as a study or occasional bedroom. In addition is a bathroom and shower room.

Externally, the property sits in grounds of 6.4 acres, made up of garden, orchards, woodland and meadows which are fenced. In addition, there are a number of useful outbuildings including a barn/workshop measuring 40′ x 38′, a range of utility buildings, a Nissen hut and further substantial stores.

The vendors have enjoyed the property as a smallholding during their tenure and have taken advantage of being located adjacent to the A1120 by selling eggs and farm produce from their gateway. Whilst such an enterprise could continue, the property offers a great deal of flexibility and the land could be used for other enterprises such as horses or potentially glamping.

The Accommodation

The House

Ground Floor A front door provides access to the

Kitchen 22’7 x 17’7 (6.88m x 5.36m – including breakfast room) This triple aspect room was sympathetically built in the 2000s and creates cosy and practical accommodation. Consisting of a range of low level wall units extending through to the breakfast room. Space for fridge freezer, slimline dishwasher and electric oven. Brick chimney breast with racing green multi-fuel Rayburn, which serves the central heating system and hot water for part of the house. East, south and west facing windows overlooking the garden. Oak staircase, being the first of three, to the first floor bedroom/study. Understairs built-in pantry with shelving. Brick flooring. Spotlights. The kitchen leads to the

Breakfast Room East and west facing windows overlooking the garden. Brick flooring. Exposed ceiling timbers. Wall light points. A door leads through to the

Dining Room 17’10 x 11′ (5.44m x 3.35m) A dual aspect room with east and west facing windows overlooking the garden. Cast iron fireplace with timber surround. Brick flooring and exposed timbers. Wall light points. Door to the exterior. Radiator. Second staircase to the first floor. A door leads to an

Inner Lobby With fitted shelving and a door to the

Sitting Room 17’6 x 12′ (5.33m x 3.66m) East and west facing windows overlooking the garden. A well proportioned room with impressive inglenook fireplace with substantial bresummer beam above, which is home to wood burning stove on a brick hearth. Bread oven. Exposed timbers and blocked mullion windows. Brick flooring. Radiator. Fitted cupboard with shelving. Door to the exterior and third staircase to the first floor. A door opens to the

Rear Hall 11′ x 8′ (3.35m x 2.44m) East facing window overlooking the front garden. Solid fuel stove serving part of the house’s central heating system and hot water. Former bread oven and copper. Brick flooring. Fitted shelves. A door opens to the

Downstairs Shower Room West facing window. Comprising shower cubicle with electric shower, close coupled WC and pedestal hand wash basin. Radiator. Fitted shelving. Brick flooring and exposed timbers.

A further door from the rear hall leads to the

Boot Room 14’3 x 7′ (4.34m x 2.13m) This useful lean-to boot room has windows overlooking the gardens, fitted shelving and a Butler sink with taps above. Space and plumbing for a washing machine. Doors to the exterior.

From the ground floor dining room, the second staircase leads up to the

First Floor

Bedroom One 17′ x 14’5 (5.18m x 4.39m) An impressive vaulted double bedroom with large brick chimney breast. East facing window overlooking the garden, blocked mullion window. Exposed beams and studwork. Radiators. Wall light points. Doors lead to the

Bathroom Comprising a roll edged bath, pedestal hand wash basin and close coupled WC. Radiator. Stripped and polished floorboards. East facing window overlooking the garden. A door opens to the large built-in airing cupboard/walk-in wardrobe with lagged hot water cylinder, slatted shelving and west facing window.

Bedroom Two 17’2 x 9’8 (5.23m x 2.95m) A double bedroom, again with impressive high vaulted ceiling and exposed timbers. East facing window overlooking the front garden. Block mullion window. Radiator. Door to landing with staircase leading down to the ground floor sitting room. Exposed floorboards. Doors from bedroom two leads through to

Bedroom Three 10’2 x 9′ (3.10m x 2.74m) A twin bedroom with north facing window overlooking the orchard toward the meadows. Exposed floorboards and beams.

Shower Room Comprising WC, pedestal hand wash basin and large shower unit. North facing window. Radiator. Exposed beams and blocked mullion window. Oak flooring. Airing cupboard with hot water tank.

From the kitchen, the first set of stairs lead up to

Study/Bedroom Four 13’11 x 13’10 (4.24m x 4.22m) This is part of the extension created in 2000, and has a triple aspect to the east, south and west with lovely views over the garden and agricultural land beyond. Vaulted ceiling with exposed timbers. Oak floorboards. Spotlighting. Radiator.

Outside The property is approached off the A1120 via a shingle driveway, where there is parking for a number of vehicles and access to the outbuildings. The first is a timber and corrugated iron open fronted car port measuring 17’5 x 11’5. Abutting this is a useful timber store. The main barn is of brick, timber and corrugated iron construction and is split into different sections including a workshop and stores. In total, it measures approximately 40′ x 30′. There is also a range of block and brick built store sheds, which include freezer room and privy. In addition is a greenhouse and a small poly tunnel.

The front garden has an abundance of flower, vegetable and fruit beds, and to the rear are herb beds interspersed by brick pathways. There is also an attractive area of lawn, which leads to another timber and corrugated iron store of 29′ x 18’2. There is a plum and apple and mixed fruit orchard.

The meadows lie beyond the garden and are split into three main areas, which are bordered by mature hedging and trees. In addition to this is an extensive Nissen hut. In all, the grounds extend to approximately 6.4 acres, which includes approximately ½ an acre of woodland and two ponds.

Viewing Strictly by appointment with the agent.

Services Mains water and electricity. Modern private drainage system. Hot water and central heating system served by a solid fuel Rayburn and solid fuel stove.

Council Tax Band F; £2,476.43 payable per annum 2019/2020

Local Authority East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: 01394 383789

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.

August 2019


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