House For Sale £895,000
Entrance porch, entrance hall, sitting room, conservatory, kitchen/dining room, study, utility room and cloakroom. Two substantial double bedrooms, each with walk-in dressing rooms and well fitted en-suite shower rooms. Double garage with office and store room over. Substantial decked terrace. Gardens and grounds extending to approximately 3.9 acres in all.
Location
Flax Cottage is located in the pretty and popular village of Badingham, set along Low Street, almost opposite the church. Badingham is a well regarded village with a very popular village pub, The White Horse, and its adjoining bowls club. There is also a village hall hosting a variety of community events. Flax Cottage is in the catchment area for Dennington Primary School (2 miles) and Thomas Mills High School, Framlingham.
Badingham is situation just 4 miles to the north-east of the historic market town of Framlingham, which is best known for its fine Medieval Castle, but also benefits from a good selection of shops, restaurants, dining pubs, medical centre, library and bank, as well as good schooling in both the state and private sectors. The county town of Ipswich is about 22 miles to the south, with fast Inter City rail services to London’s Liverpool Street station taking just over the hour. The Heritage Coast, with the popular centres of Snape Maltings, Southwold, Dunwich, Walberswick, Thorpeness and Aldeburgh is approximately 15 miles to the east.
Directions
From Framlingham proceed in a north-easterly direction on the B1120. At the T-junction with the A1120 turn right and at the White Horse public house turn left into Low Street. Proceed through the village, passing the church on the right hand side, after which Flax Cottage will be found set back from the road on the left hand side. For those using the What3Words app: ///limelight.idea.headed
Description
Although Flax Cottage gives the impression that it is a period property, it was only constructed in 2008. Having acquired the property just a year later in 2009, the previous vendor set about refurbishing Flax Cottage to an extremely high standard throughout. Some of the works included the installation of a new, bespoke Plain English fitted kitchen with and the replacement of the conservatory with one of a much more sympathetic wooden frame design. In addition, the flooring was also replaced with solid oak floorboards on the ground floor, and a range of bespoke storage cupboards and shelves were fitted within the sitting room and study.
Originally, Flax Cottage offered five bedrooms, but the first floor accommodation was also reconfigured so that it comprises two substantial double bedrooms, both of which benefit from spacious walk-in dressing rooms and beautifully fitted en-suite shower rooms. The first floor could be subdivided again, particularly the guest bedroom, to provide additional bedrooms if required.
Outside, Flax Cottage enjoys a substantial plot with an extensive road frontage. There is a large gravel parking and turning area, which leads up to the double garage with office and store room over. Immediately surrounding Flax Cottage are the formal gardens, comprising areas of Indian stone and a substantial decked terrace area, which is accessed from the Sitting Room, Conservatory and Kitchen/Dining Room. The terrace is enclosed within low level laurel bushes, and also incorporates a number of beds containing a variety of specimen shrubs.
The majority of the gardens and grounds are to the rear and, facing in a south-westerly direction, benefit from the sun for the majority of the day. Although substantial, this area is relatively easy to maintain, being laid to grass. In all, Flax Cottage extends to approximately 3.9 acres.
The Accommodation
The Cottage
Ground Floor
A solid wood front door with leaded light window provides access to the
Entrance Porch
With flanking side lights providing views over the front gardens and drive. Panelled walls, oak flooring and part glazed double doors opening into the
Entrance Hall
A spacious area for receiving guests, with stairs rising, via a half landing, to the first floor. Panelled walls and oak flooring. Door to understairs storage cupboard, door to cloak cupboard with fitted shelving and cupboards, together with telephone points and network cabling, recessed spotlighting and bi-fold doors opening into the
Sitting Room 22’ x 15’4 (6.71m x 4.67m)
A beautiful reception room with window providing views over the front gardens and fully glazed bi-fold doors opening onto the decking and rear gardens. The focal point of the room is the fireplace housing the Piazzetta wood burning stove set on a raised stone hearth with bressumer beam over. Range of bespoke fitted shelves and storage cupboards, oak flooring, recessed spotlighting and large opening through to the
Conservatory 20’ x 9’8 (6.10m x 2.95m)
Of timber frame set on a raised brick plinth, the Conservatory provides a superb extension to the Sitting Room as an additional reception area. Fully glazed, but fitted with wooden shutters, providing wonderful views of the surrounding gardens, and with French doors opening onto the decking. Oak flooring to match the Sitting Room.
Kitchen/Dining Room 22’ x 14’4 (6.71m x 4.37m)
A stunning room with windows overlooking the front gardens and providing views towards St John’s Church tower. Glazed bi-fold doors open onto the decking at the rear. Fitted with bespoke hand made kitchen units by Plain English with York stone worksurface over incorporating a stone trough sink with mixer tap over. Lacanche dual fuel range cooker with light and extractor hood over. Fitted Miele dishwasher and island unit with oak worksurface incorporating a breakfast bar and recess for wine cooler. Range of bespoke fitted cupboards housing the TV with additional storage cupboards under. Oak flooring and recessed spotlighting.
Study 7’6 x 7’ (2.29m x 2.13m)
With window overlooking the front gardens and range of matching bespoke shelving with storage cupboards incorporating a desk area. Oak flooring and recessed spotlighting.
Cloakroom
With mounted Villeroy & Boch circular sink set within a marble surround with storage cupboards under. WC with concealed cistern. Oak flooring, recessed spotlighting and cupboard housing the underfloor heating manifold.
Utility Room 9’2 x 7’ (2.79m x 2.13m)
With part glazed door opening onto the terrace and rear gardens, fitted cupboards, one of which houses the hot water cylinder. Range of fitted shelving, recess and plumbing for washing machine, recessed spotlighting and oak flooring.
Stairs from the Entrance Hall rise to a Half Landing, with almost full height window providing plenty of light and good views to the rear. The stairs continue to the
First Floor
Landing
With panelling to match the Entrance Hall, recessed spotlighting, access to roof space and doors off to
Master Bedroom 22’ x 15’2 (6.71m x 4.62m)
A substantial double bedroom with large windows on the front and rear elevations providing lovely views over the surrounding gardens and, at the rear, the agricultural land beyond. Recessed spotlighting and door to walk-in Dressing Room (9’8 x 8’10), fitted with range of shelving and hanging rails, and further door to
En-suite Shower Room
With walk-in shower in marble tiled surround, mounted wash basin set on marble topped surround with storage cupboards under and mixer tap over. Villeroy and Boch WC with concealed cistern. Oak flooring, extractor fan, recessed spotlighting and window overlooking the rear gardens and farmland beyond.
Bedroom Two 22’ x 15’3 (6.71m x 4.65m)
Another substantial bedroom with window on the front elevation providing views of the gardens, village street and church tower, as well as on the rear elevation over the rear gardens and farmland beyond. Recessed spotlighting, door to walk-in Dressing Room (9’8 x 7’) with range of fitted shelves and hanging rails and further door to
En-suite Shower Room
Of a similar style and design to the en-suite serving the Master Bedroom, with shower cubicle in tiled surround. Two separate circular Villeroy & Boch sinks with individual mixer taps set on a marble topped surround with storage cupboards under and Villeroy & Boch WC with concealed cistern. Window providing lovely views over the rear gardens and beyond. Recessed spotlighting, extractor fan and oak flooring.
Outside
Flax Cottage is set well back from the village street with a pair of side-hung double gates opening onto the gravelled driveway. The driveway, in turn, leads up to the parking and turning area beside Flax Cottage where the double garage is located. Approximately 18’9 x 18’8, the garage has a pair of electrically operated up and over doors, power and light connected, personnel door to the side and housing the Worcester Bosch gas-fired boiler. A ‘hit and miss’ set of stairs at the rear of the garage leads up to a useful Attic Office, 13’9 x 9’10, which provides useful ancillary accommodation to the main house. From the Office a door provides access to the Attic Store, 13’5 x 8’6.
Brick steps lead from the drive up to an Indian stone walkway. This is flanked by laurel borders and lavender and boxbush beds and continues alongside the front of Flax Cottage and onto the Conservatory to the side. Here there is a substantial decked terrace, also enclosed within mature low level laurel hedging. The decked terrace continues to the rear of Flax Cottage, partially enclosed within borders containing a variety of flowers and shrubs, and from where access can be gained to the Sitting Room and Kitchen/Dining Room.
The front gardens are laid to grass, but incorporating a number of mature trees including Willow, Ash and Oak. The gardens slope gently away from Flax Cottage to the stream, being a tributary of the River Alde, beyond which is an established hedge, which screens the property from the village street.
Although quite substantial, the garden at the rear is relatively easy to maintain being laid entirely to grass. Facing in a south-westerly direction, this area benefits from the sun for the majority of the day with a gentle slope up to the adjoining farmland.
Prospective purchasers should note that we understand that much of the rear garden has a planning designation as farmland, and as such any alterations and landscaping works, other than planting of hedges and trees, would require the prior consent of the Local Planning Authority.
In all, the gardens and grounds of Flax Cottage extend to approximately 3.9 acres.
Viewing - Strictly by appointment with the agent.
Services - Mains water, electricity and drainage (via a pumped system). LPG boiler (replaced 2021) serving the underfloor heating and providing hot water.
EPC Rating = E (54)
Council Tax - Band F; £2,882.19 payable per annum 2023/2024.
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.
3. Prospective purchasers should note that the land to the rear of Flax Cottage is subject to a covenant from when it was acquired from the neighbouring landowner, preventing the building of any structures (other than structures ancillary to the use of the land, such as garages, greenhouses and stables) for use as a single private residence. It also prevents the running of any business or trade on the land.
October 2023
