House For Sale £235,000
Property description: Centrally positioned within the picturesque, medieval village of Boxford is a unique Grade II listed one/two-bedroom period cottage. Offering generously proportioned accommodation arranged over three floors, the property is particularly unusual in having benefitted from a first-floor extension in the mid-20th Century creating a flexible first-floor arrangement via either a generously proportioned, dual aspect reception room or scope for the incorporation of a second bedroom if so required. Offering a wealth of charm, character and notable individual period features throughout, the property offers distinctive attributes including timber framed casement windows, a brick fireplace with wood burning stove, oak topped galley kitchen, doors complete with Suffolk latches and a picture window to the first-floor rear elevation affording views across the River Box and parish church of St Marys. Ideally suited as either a principal residence, weekend home/additional property or holiday let (subject to the necessary planning consents), the property further benefits from a walled courtyard with convenient access within walking distance to the village amenities.
Panelled timber door opening to:
entrance hall: 26' 4" x 4' 10" narrowing to 2' 8" (8.04m x 1.49m narrowing to 0.82m) With rendered exterior and open passage way to the rear courtyard.
Kitchen/dining room: 24' 10" x 8' 11" narrowing to 6' 6" (7.57m x 2.72m narrowing to 1.99m) Afforded a dual aspect with casement window to front and door to rear opening to courtyard. The kitchen is fitted with a matching range of wall units with oak preparation surfaces and ceramic butler sink with mixer tap above. Fitted appliances include an oven, four-ring hob with extraction above, Smeg dishwasher and space and plumbing for washing machine/dryer. Stripped wood-effect flooring throughout, dining area to front and central brick fireplace with inset wood burning stove. Discretely positioned recessed storage spaces and door with Suffolk latch opening to storeroom with space and plumbing for fridge/ freezer, fitted shelving and window to rear. Pocket door to:
Cloakroom: 8' 9" x 2' 11" (2.68m x 0.90m) Fitted with ceramic WC and stripped wood-effect flooring. Two obscured glass windows to side.
First-floor
sitting room: 15' 5" x 12' 9" (4.70m x 3.90m) With three-window casement to front, central exposed ceiling timber and wall lights. The focal point of the room is a brick fireplace with tiled hearth and inset grill with recessed corner storeroom and opening to:
Study/bedroom 2: 16' 0" x 8' 4" (4.88m x 2.55m) Currently enjoying a direct, open plan link to the sitting room although offering scope to utilise as an independent bedroom if so required with archway recess to side, range of fitted shelving and afforded a dual aspect with windows to side and picture window to rear affording an elevated view over the walled courtyard, gardens beyond and River Box distant.
Second-floor
bedroom 1: 15' 6" narrowing to 9' 10" x 11' 6" (4.73m narrowing to 3.02m x 3.52m) With three-window range to rear affording elevated views across the neighbouring gardens and River Box distant. Double doors to recessed fitted wardrobe and further door with Suffolk latch to:
En-suite bathroom: 8' 2" x 5' 5" (2.50m x 1.67m) Partly tiled and fitted with ceramic WC, oval wash handbasin within a fitted base unit and bath with tiling above and Triton electric shower. Linen cupboard store to corner housing water cylinder with useful fitted shelving.
Outside The property is located on the picturesque Swan Street comprising an array of individual listed buildings amidst a much-photographed street scene.
The rear courtyard provides an ideal seating/entertaining area with an Indian sandstone terrace, walls to side and eight-foot fence line border.
Agents notes: The property is subject to a flying freehold with the neighbouring property.
A neighbouring property is afforded a right of way is afforded over the entrance passage and courtyard. Please contact David Burr Leavenheath for further details.
Katys Cottage benefits from a right of way over land owned by a neighbouring property.
Listed building consent was granted in 2014 for partitioning to form a first-floor bathroom and replacement windows to rear elevation. Further details available from David Burr Leavenheath. Please see application number B/14/00313 details of which can be viewed at
services: Mains water, drainage and electricity are connected. Electric heating. Note: None of these services have been tested by the agent.
Panelled timber door opening to:
entrance hall: 26' 4" x 4' 10" narrowing to 2' 8" (8.04m x 1.49m narrowing to 0.82m) With rendered exterior and open passage way to the rear courtyard.
Kitchen/dining room: 24' 10" x 8' 11" narrowing to 6' 6" (7.57m x 2.72m narrowing to 1.99m) Afforded a dual aspect with casement window to front and door to rear opening to courtyard. The kitchen is fitted with a matching range of wall units with oak preparation surfaces and ceramic butler sink with mixer tap above. Fitted appliances include an oven, four-ring hob with extraction above, Smeg dishwasher and space and plumbing for washing machine/dryer. Stripped wood-effect flooring throughout, dining area to front and central brick fireplace with inset wood burning stove. Discretely positioned recessed storage spaces and door with Suffolk latch opening to storeroom with space and plumbing for fridge/ freezer, fitted shelving and window to rear. Pocket door to:
Cloakroom: 8' 9" x 2' 11" (2.68m x 0.90m) Fitted with ceramic WC and stripped wood-effect flooring. Two obscured glass windows to side.
First-floor
sitting room: 15' 5" x 12' 9" (4.70m x 3.90m) With three-window casement to front, central exposed ceiling timber and wall lights. The focal point of the room is a brick fireplace with tiled hearth and inset grill with recessed corner storeroom and opening to:
Study/bedroom 2: 16' 0" x 8' 4" (4.88m x 2.55m) Currently enjoying a direct, open plan link to the sitting room although offering scope to utilise as an independent bedroom if so required with archway recess to side, range of fitted shelving and afforded a dual aspect with windows to side and picture window to rear affording an elevated view over the walled courtyard, gardens beyond and River Box distant.
Second-floor
bedroom 1: 15' 6" narrowing to 9' 10" x 11' 6" (4.73m narrowing to 3.02m x 3.52m) With three-window range to rear affording elevated views across the neighbouring gardens and River Box distant. Double doors to recessed fitted wardrobe and further door with Suffolk latch to:
En-suite bathroom: 8' 2" x 5' 5" (2.50m x 1.67m) Partly tiled and fitted with ceramic WC, oval wash handbasin within a fitted base unit and bath with tiling above and Triton electric shower. Linen cupboard store to corner housing water cylinder with useful fitted shelving.
Outside The property is located on the picturesque Swan Street comprising an array of individual listed buildings amidst a much-photographed street scene.
The rear courtyard provides an ideal seating/entertaining area with an Indian sandstone terrace, walls to side and eight-foot fence line border.
Agents notes: The property is subject to a flying freehold with the neighbouring property.
A neighbouring property is afforded a right of way is afforded over the entrance passage and courtyard. Please contact David Burr Leavenheath for further details.
Katys Cottage benefits from a right of way over land owned by a neighbouring property.
Listed building consent was granted in 2014 for partitioning to form a first-floor bathroom and replacement windows to rear elevation. Further details available from David Burr Leavenheath. Please see application number B/14/00313 details of which can be viewed at
services: Mains water, drainage and electricity are connected. Electric heating. Note: None of these services have been tested by the agent.
