House For Sale £1,800,000
Property description Set amidst 25 acres of rolling grazing land and accessed via a rising private driveway, Layham Park enjoys an outstanding elevated setting with panoramic views across the Brett Vale. Of early 18th Century origins, the property is Grade II listed and of grey gault brick with hipped slate roofline, three window range of double hung sashes and aesthetic symmetry as was popular in the architectural styling of the Georgian era. Offering in excess of 5,400 sq ft of accommodation, the principal residence is comprised of four formal reception rooms, six bedrooms (two en-suite) and a self-contained single storey annexe. Retained features include 9ft ceiling heights, granite topped kitchen/breakfast room, parquet flooring, marble surround fireplaces, original panelling and oak flooring. Further benefits to the property include a detached triple garage, stable block, heated swimming pool and an outstanding setting standing proudly above the Brett Vale with no immediate neighbours, set within 25 acres of gardens, lakes, grazing and amenity land.
Timbered double doors opening to:
entrance hall: 9' 6" x 9' 3" (2.90m x 2.82m) With patterned terracotta tiled flooring, decorative cornicing, panelled part-glazed double doors opening to:
Reception hall: 22' 0" x 10' 10" (6.73m x 3.31m) With stripped wooden flooring throughout, staircase off, 9ft ceiling heights, dado rail and corner fireplace with inset grill, stone surround and mantle over.
Sitting room: 22' 6" x 14' 6" (6.86m into bay x 4.44m) With three-window bay to front affording outstanding views over the surrounding grounds, detailed panelling, cornicing and parquet flooring. Fireplace with marble hearth, surround and wooden mantle over. Door to outside.
Drawing room: 19' 10" x 15' 11" (6.07m x 4.86m) Afforded an east/west dual aspect with 8ft window to front, further window to rear and ornate wall carvings, cornicing and central ceiling rose. Karndean tiled flooring and fireplace with marble tiled hearth, wooden surround and mantle over. Double doors with step down to:
Sun room: 20' 10" x 11' 5" (6.37m x 3.49m) Enjoying a glazed surround on three sides with southerly side aspect opening to the side terrace and swimming pool. Tiled flooring throughout and underfloor heating.
Dining room: 21' 0" x 18' 1" (6.42m x 5.52m into bay) An outstanding reception room with detailed wall carvings, dado rail, ornate cornicing and three-bay window to rear overlooking rolling grounds. Further 8ft window to rear, parquet flooring and central fireplace with marble hearth, wooden surround and mantle over.
Kitchen/breakfast room: 26' 4" x 13' 4" (8.04m x 4.07m) Fitted with a matching range of solid wood base and wall units with granite preparation surfaces over and tiling above. Stainless-steel single sink unit with drainer to side, mixer tap over and window to front overlooking gardens. Appliances include a Rangemaster electric oven with five-ring gas hob over and extraction above. Further fitted appliances include a fridge/freezer, microwave and dishwasher. A central granite topped island provides further base level storage with further granite topped breakfast table to rear. Tiled flooring throughout, range of spotlights and further window to side.
Utility room: 11' 1" x 6' 7" (3.40m x 2.02m) Fitted with range of base units and stainless-steel single sink unit with hot and cold taps over. Space and plumbing for washing machine, dryer and American style fridge/freezer. Door to outside and further door providing internal access to annexe.
Cloakroom: Fully tiled and fitted with ceramic WC, wash hand basin within a base level unit and stained-glass window to front.
Annexe: (Accessed via independent external door or via utility room) Door opening to:
Kitchen/breakfast room: 15' 1" x 8' 5" (4.60m x 2.58m) Fitted with a matching range of wooden base and wall units with worktops over and tiling above. Stainless steel single sink unit with drainer to side, mixer tap over and window to side. Fitted appliances include an oven with grill above, four-ring hob with extraction above and space for fridge/freezer. Door to:
Inner hall: 7' 8" x 6' 6" (2.36m x 2.00m) With door to linen cupboard housing water cylinder with useful fitted shelving.
Sitting room: 19' 9" x 12' 8" (6.03m x 3.87m) With 9ft ceiling heights, window to rear and fireplace with stone hearth, surround and mantle above. Opening to:
Study: 8' 5" x 5' 7" (2.57m x 1.71m) With window to side and door to:
Bedroom: 16' 6" x 12' 7" (5.04m x 3.85m) With window to front and further door to:
Inner hall: Spanning the depth of the annexe with secondary staircase, door to useful under stair storage recess and further door linking to the utility room of the principal residence.
Shower room: 8' 3" x 6' 0" (2.53m x 1.84m)
First floor
landing: Offering a wealth of period detail including cornicing, dado rail, deep skirting and recessed archways. Door to storeroom with sliding door to fitted storage unit and hatch to loft. Further door to secondary landing with secondary staircase to annexe.
Master bedroom: 21' 11" x 14' 1" (6.70m into bay x 4.31m) With a range of part-glass fronted bespoke fitted wardrobe units, three window bay affording elevated views and door to:
En-suite shower room: 10' 1" x 5' 11" (3.08m maximum x 1.82m) Fully tiled and fitted with ceramic WC, pedestal wash hand basin and fully tiled separately screened shower unit with chrome shower attachment. Window to rear.
Bedroom 2: 18' 2" x 14' 1" (5.56m into bay x 4.31m) With range of fitted wardrobe units, three-window bay and further range of base level storage.
Bedroom 3: 15' 8" x 9' 4" (4.78m x 2.87m) With window to front, range of fitted wardrobe units.
Bedroom 4: 15' 2" x 13' 7" (4.63m x 4.16m) With window to rear, floor-to-ceiling fitted wardrobe units and door to:
En-suite bathroom: 10' 3" x 5' 9" (3.13m x 1.76m) Fully tiled and fitted with ceramic WC, wash hand basin within a floating base level unit, bidet and half-length bath with chrome shower attachment. Window to front.
Family bathroom: 11' 0" x 6' 6" (3.36m x 1.99m) Fully tiled and fitted with WC, pedestal wash hand basin, bidet and sunken bath with chrome shower attachment.
Shower room: 6' 10" x 5' 6" (2.09m x 1.70m) Fully tiled and fitted with ceramic WC, pedestal wash hand basin and fully tiled separately screened shower unit with chrome shower attachment.
Second floor
office: 22' 6" x 13' 1" (6.87m x 4.00m) A versatile room, currently being utilised as an office with range of fitted shelving. Window to front, door to eaves storage space and door to:
Bedroom 5: 15' 4" x 14' 7" (4.68m x 4.45m) With window to rear affording an outstanding elevated view over the surrounding grounds with the market town of Hadleigh distant.
Bedroom 6: 14' 7" x 11' 0" (4.46m x 3.37m) With window to side, door to eaves storage and further door to:
Cloakroom: 6' 1" x 5' 9" (1.87m x 1.77m) Fitted with ceramic WC, pedestal wash hand basin and door to eaves storage, Velux skylight.
Storeroom: 11' 6" x 10' 3" (3.53m x 3.14m) With window to front.
Outside Approached via a sweeping driveway of approximately 0.5 miles, Layham Park sits proudly on high ground, immediately surrounded by mature, formal gardens with range of terraces, evergreen hedging, both fledgling and mature trees, flowerbeds and lake. To the eastern elevation, the property has a side terrace with heated swimming pool, affording outstanding views over the surrounding grounds. Adjacent to the pool terrace is a covered seating area.
Three-bay garage: 18' 3" x 18' 0" (5.58m x 5.49m) With up-and-over doors to front, light and power connected.
Garden Further complementing the grounds is a walled kitchen garden and outbuildings including a detached barn and stable block comprising five loose boxes and a tack room.
Services: Mains water and electricity are connected. Private drainage. Oil-fired heating. Note: None of these services have been tested by the agent.
Timbered double doors opening to:
entrance hall: 9' 6" x 9' 3" (2.90m x 2.82m) With patterned terracotta tiled flooring, decorative cornicing, panelled part-glazed double doors opening to:
Reception hall: 22' 0" x 10' 10" (6.73m x 3.31m) With stripped wooden flooring throughout, staircase off, 9ft ceiling heights, dado rail and corner fireplace with inset grill, stone surround and mantle over.
Sitting room: 22' 6" x 14' 6" (6.86m into bay x 4.44m) With three-window bay to front affording outstanding views over the surrounding grounds, detailed panelling, cornicing and parquet flooring. Fireplace with marble hearth, surround and wooden mantle over. Door to outside.
Drawing room: 19' 10" x 15' 11" (6.07m x 4.86m) Afforded an east/west dual aspect with 8ft window to front, further window to rear and ornate wall carvings, cornicing and central ceiling rose. Karndean tiled flooring and fireplace with marble tiled hearth, wooden surround and mantle over. Double doors with step down to:
Sun room: 20' 10" x 11' 5" (6.37m x 3.49m) Enjoying a glazed surround on three sides with southerly side aspect opening to the side terrace and swimming pool. Tiled flooring throughout and underfloor heating.
Dining room: 21' 0" x 18' 1" (6.42m x 5.52m into bay) An outstanding reception room with detailed wall carvings, dado rail, ornate cornicing and three-bay window to rear overlooking rolling grounds. Further 8ft window to rear, parquet flooring and central fireplace with marble hearth, wooden surround and mantle over.
Kitchen/breakfast room: 26' 4" x 13' 4" (8.04m x 4.07m) Fitted with a matching range of solid wood base and wall units with granite preparation surfaces over and tiling above. Stainless-steel single sink unit with drainer to side, mixer tap over and window to front overlooking gardens. Appliances include a Rangemaster electric oven with five-ring gas hob over and extraction above. Further fitted appliances include a fridge/freezer, microwave and dishwasher. A central granite topped island provides further base level storage with further granite topped breakfast table to rear. Tiled flooring throughout, range of spotlights and further window to side.
Utility room: 11' 1" x 6' 7" (3.40m x 2.02m) Fitted with range of base units and stainless-steel single sink unit with hot and cold taps over. Space and plumbing for washing machine, dryer and American style fridge/freezer. Door to outside and further door providing internal access to annexe.
Cloakroom: Fully tiled and fitted with ceramic WC, wash hand basin within a base level unit and stained-glass window to front.
Annexe: (Accessed via independent external door or via utility room) Door opening to:
Kitchen/breakfast room: 15' 1" x 8' 5" (4.60m x 2.58m) Fitted with a matching range of wooden base and wall units with worktops over and tiling above. Stainless steel single sink unit with drainer to side, mixer tap over and window to side. Fitted appliances include an oven with grill above, four-ring hob with extraction above and space for fridge/freezer. Door to:
Inner hall: 7' 8" x 6' 6" (2.36m x 2.00m) With door to linen cupboard housing water cylinder with useful fitted shelving.
Sitting room: 19' 9" x 12' 8" (6.03m x 3.87m) With 9ft ceiling heights, window to rear and fireplace with stone hearth, surround and mantle above. Opening to:
Study: 8' 5" x 5' 7" (2.57m x 1.71m) With window to side and door to:
Bedroom: 16' 6" x 12' 7" (5.04m x 3.85m) With window to front and further door to:
Inner hall: Spanning the depth of the annexe with secondary staircase, door to useful under stair storage recess and further door linking to the utility room of the principal residence.
Shower room: 8' 3" x 6' 0" (2.53m x 1.84m)
First floor
landing: Offering a wealth of period detail including cornicing, dado rail, deep skirting and recessed archways. Door to storeroom with sliding door to fitted storage unit and hatch to loft. Further door to secondary landing with secondary staircase to annexe.
Master bedroom: 21' 11" x 14' 1" (6.70m into bay x 4.31m) With a range of part-glass fronted bespoke fitted wardrobe units, three window bay affording elevated views and door to:
En-suite shower room: 10' 1" x 5' 11" (3.08m maximum x 1.82m) Fully tiled and fitted with ceramic WC, pedestal wash hand basin and fully tiled separately screened shower unit with chrome shower attachment. Window to rear.
Bedroom 2: 18' 2" x 14' 1" (5.56m into bay x 4.31m) With range of fitted wardrobe units, three-window bay and further range of base level storage.
Bedroom 3: 15' 8" x 9' 4" (4.78m x 2.87m) With window to front, range of fitted wardrobe units.
Bedroom 4: 15' 2" x 13' 7" (4.63m x 4.16m) With window to rear, floor-to-ceiling fitted wardrobe units and door to:
En-suite bathroom: 10' 3" x 5' 9" (3.13m x 1.76m) Fully tiled and fitted with ceramic WC, wash hand basin within a floating base level unit, bidet and half-length bath with chrome shower attachment. Window to front.
Family bathroom: 11' 0" x 6' 6" (3.36m x 1.99m) Fully tiled and fitted with WC, pedestal wash hand basin, bidet and sunken bath with chrome shower attachment.
Shower room: 6' 10" x 5' 6" (2.09m x 1.70m) Fully tiled and fitted with ceramic WC, pedestal wash hand basin and fully tiled separately screened shower unit with chrome shower attachment.
Second floor
office: 22' 6" x 13' 1" (6.87m x 4.00m) A versatile room, currently being utilised as an office with range of fitted shelving. Window to front, door to eaves storage space and door to:
Bedroom 5: 15' 4" x 14' 7" (4.68m x 4.45m) With window to rear affording an outstanding elevated view over the surrounding grounds with the market town of Hadleigh distant.
Bedroom 6: 14' 7" x 11' 0" (4.46m x 3.37m) With window to side, door to eaves storage and further door to:
Cloakroom: 6' 1" x 5' 9" (1.87m x 1.77m) Fitted with ceramic WC, pedestal wash hand basin and door to eaves storage, Velux skylight.
Storeroom: 11' 6" x 10' 3" (3.53m x 3.14m) With window to front.
Outside Approached via a sweeping driveway of approximately 0.5 miles, Layham Park sits proudly on high ground, immediately surrounded by mature, formal gardens with range of terraces, evergreen hedging, both fledgling and mature trees, flowerbeds and lake. To the eastern elevation, the property has a side terrace with heated swimming pool, affording outstanding views over the surrounding grounds. Adjacent to the pool terrace is a covered seating area.
Three-bay garage: 18' 3" x 18' 0" (5.58m x 5.49m) With up-and-over doors to front, light and power connected.
Garden Further complementing the grounds is a walled kitchen garden and outbuildings including a detached barn and stable block comprising five loose boxes and a tack room.
Services: Mains water and electricity are connected. Private drainage. Oil-fired heating. Note: None of these services have been tested by the agent.
