House For Sale £475,000
Brook Farm Road, Saxmundham, Suffolk

Entrance hall, sitting room, open plan kitchen/living/breakfast room, dining room and downstairs cloakroom.  Principal suite with bedroom, dressing room and en-suite bathroom.
Two further double bedrooms with en-suite facilities.  Detached double garage.  Enclosed landscaped garden to rear.  Off-road parking.

Location
42 Brook Farm Road is located within a mile of Tesco and Waitrose supermarkets, the doctors surgery and the high street.  The high street offers cafes, businesses and all day-to-day shopping facilities.  Also nearby is the railway station which has regular train services to London’s Liverpool Street station via Ipswich.  

To the east of Saxmundham lies Suffolk’s Heritage Coast, with popular centres including Aldeburgh, Thorpeness, Walberswick, Southwold and Orford.  The renowned Snape Maltings Concert Hall, home to Aldeburgh Festival, is approximately 3 miles to the south, and the county town of Ipswich lies under 22 miles to the south-west.      

Description
42 Brook Farm Road was built by Abbey Homes in the early 2000s and was formerly a five-bedroom detached family home, of which only a few were built.  Having lived at the property for fifteen years, the current vendors have cleverly refurbished and remodelled the accommodation to create their perfect family home.  It now comprises three good-sized double bedrooms, including a large master suite with bedroom, dressing room and en-suite bathroom.  There are two further double bedrooms, each benefitting from their own en-suite shower room.  The ground floor has been completely remodelled, converting what was the family room, study, utility room and breakfast area into a wonderfully light and spacious open plan kitchen/living/breakfast room which provides a fantastic entertaining space.  This area opens out to the landscaped garden, which has been creatively designed with separate seating areas and raised decking, with established shrub and tree borders.  The detached double garage to the rear has been cleverly divided to allow for a gym, workshop and storage area, but could be returned to a traditional garage if required.  In front of the garage are two allocated parking spaces.  

The property benefits from modern UPVC double-glazed units and gas-fired central heating, which has been connected to a Hive app that controls the heating and the lighting.  Viewing is strongly recommended in order for interested parties to fully appreciate the flexible accommodation that the property has to offer.

Directions
Heading north on the A12, take the right hand turning onto the B1119, where signposted to Saxmundham.  Take the first left hand turning into Brook Farm Road and continue down this road where Number 42 will be found approximately 500 yards along on the left hand side.

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The Accommodation
The House

Ground Floor
A front door flanked by opaque windows to side opens to a spacious 

Entrance Hall 
Wall-mounted radiator and stairs rising to first floor landing with built-in understairs cupboard.  A door leads off to the 

Sitting Room 18’6 x 14’7 (5.64m x 4.44m)
A well proportioned dual-aspect room with window to front and sliding door to rear.  Stunning feature wall created by Essex-based artist, Lucy Tiffney.  Stone fireplace with inset living flame gas fire.  Wall-mounted radiators and coved ceilings.  
Open Plan Kitchen/Living/Breakfast Area 21’5 x 8’0 (6.53m x 2.44) plus 25’4 x 11’0 (7.72m x 3.35m) plus 10’0 x 10’0 (3.05m x 3.05)
With feature walls and three sets of French doors, making this an exceptional entertaining space that flows from the house into the garden.  The kitchen area has a window to front and door to rear, with a matching range of fitted wall and base units with walnut work surface incorporating a one and a half bowl stainless steel sink unit with mixer tap over and tiled splashback.  Six-burner gas hob and stainless steel Neff extractor hood with high-level oven and grill.  Integrated dishwasher, fridge, freezer, wine cooler and washing machine.  Central island with built-in storage and larder cupboards.  Wall-mounted radiators, recessed LED lighting and ceramic tiled flooring. 

Dining Room 13’9 x 9’0 (4.19m x 2.74m)
Bay window to front and wall-mounted radiator.  This room could also be used as a family room.  

Cloakroom
Cleverly designed feature flooring of recessed two pence pieces under a clear resin.  Close-coupled WC, pedestal hand wash basin with mixer tap over and tiled splashback, heated chrome towel radiator, extractor fan and recessed lighting.  

The stairs in the entrance hall rise to the 

First Floor 

Landing 
With access to loft and wall-mounted radiator.  A door opens to the 

Principal Suite 19’10 x 12’9 (6.05m x 3.89m)
This comprises a large bedroom with windows to rear, wall-mounted radiator and feature bio-fuel living flame fire with surround and mantel over.  An opening leads through to a dressing room with window to front and wall-mounted radiator.  A door opens to the en-suite bathroom with obscured window to front, panelled bath with mixer tap over and hand-held shower attachment, tiled surround, ceramic tiled flooring, close-coupled WC and vanity basin with cupboards and storage to side.  Extractor fan, recessed lighting and vertical radiator.  

Bedroom Two 13’10 x 9’3 (4.22m x 2.82m)
An exceptionally light double bedroom with windows to front and wall-mounted radiator.  A door opens to the 

En-Suite Shower Room
Dormer window to side with obscured glazing.  Close-coupled WC with tiled surround and shelf above, vanity basin with mixer tap over and storage cupboards below, further built-in eaves storage cupboards, vertical radiator, built-in shower cubicle with tiled surround and mains-fed rain shower with hand-held attachment, recessed lighting and extractor fan.

Bedroom Three 10’6 x 10’6 (3.20m x 3.20m) 
A further double bedroom with window to rear, wall-mounted radiator and door to

En-Suite Shower Room
Dormer window to side with obscured glazing.  Built-in tiled shower cubicle with concertina door and mains fed shower, close-coupled WC with tiled wall and shelf behind, pedestal hand wash basin with mixer tap over and tiled splashback, wall-mounted radiator, extractor fan and recessed lighting.

Outside
The property is approached from the highway via a path that leads through the hedged boundary and across the small front garden to the front door.  A slate pathway circumnavigates the property and gives access through a side gate to the rear garden.  Here there is a potting shed and greenhouse.  To the other side of the property is a further shed.  The garden has been landscaped and contains an outside light, outside tap and a seating area under a pergola.  There are two areas of lawn, with a slate pathway leading to a terraced area which has been cleverly landscaped with raised decking that provides the perfect seating and BBQ area.  There are raised beds containing a variety of established shrubs and trees.  

Steps lead up the garden to a further gate that gives access to two parking spaces and the double garage.   This has been divided to create a gym, workshop and storage area.  To the front of the garage is the workshop and storage area, which has power and light connected.  To the rear is the gym, which could be used as a home office or converted back into a double garage.  This area contains television points, power and lighting.

Viewing 
Strictly by appointment with the agent.  Please adhere to current Covid guidelines.

Services  
Mains water, drainage, electricity and gas.  

EPC 
Rating - C (Full report available from the agent).  

Council Tax  
Band E; £2,451.90 payable per annum 2022/2023.

Local Authority  
East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; [use Contact Agent Button].

NOTES
1.  Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point, which  is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract.  All measurements quoted are approximate.  The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order.  Photographs are reproduced for general information and it cannot be inferred that any item shown is included.  No guarantee can be given that any planning permission or listed building consent or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise.  Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan. 

2. The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers’ and buyers’ identity.
 
January 2023