Guide Price 550,000 Freehold Ref: P5602/J. Rhodds s Farm Flowton Ipswich Suffolk IP8 4LJ

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1 Chartered Surveyors / Estate Agents A rare opportunity to acquire a charming smallholding in a delightful elevated position on the outskirts of Flowton, comprising a four bedroom detached house, traditional Suffolk barn and outbuildings, set within just over three acres. Guide Price 550,000 Freehold Ref: P5602/J Rhodds s Farm Flowton Ipswich Suffolk IP8 4LJ House: Entrance hall, sitting room, kitchen/dining room, snug, shower room and cloakroom. Four bedrooms. Outbuildings: Traditional Suffolk barn with stables. Former cow shed and milking parlour, stables, open fronted former livestock pens, pole barn, former nissen huts, stores, polytunnel, greenhouse and garage. Gardens and grounds extending to approximately 3.31 acres in all. Contact Us Clarke and Simpson Well Close Square Framlingham Suffolk IP13 9DU T: F: And The London Office 40 St James Place London SW1A 1NS @clarkeandsimpson.co.uk

2 Location Rhodds s Farm occupies a delightful elevated rural position on the outskirts of the pretty village of Flowton. The neighbouring village of Elmsett has a post office, public house and primary school. The market town of Hadleigh, 5 miles to the west, has every day shopping facilities including a Morrison s supermarket, many independent retailers, banks, public houses, restaurants and further schooling. The county town of Suffolk, Ipswich, lies 6 miles to the east and also offers a wide range of shopping, recreational and schooling facilities. The town also offers regular intercity train services to London s Liverpool Street Station. Leisure facilities in the area include sailing and fishing on the rivers Orwell and Stour, and golf at the nearby courses of Stoke by Nayland, Hintlesham, and Ipswich. Despite its rural position, Rhodds s Farm is well located to take advantage of communication routes via the A14 and A12 to Felixstowe, Cambridge and London. Description Rhodds s Farm comprises a charming smallholding in a delightful rural location. The current vendors have owned the property for 34 years and until recently used it as a smallholding where they raised cattle, sheep and pigs. The vendors have maintained Rhodds s Farmhouse very well over the years and, when required, undertaken any necessary renovation works. The property was re-roofed in the 1980s, a bespoke kitchen was fitted more latterly and the shower room has been refurbished and the windows replaced. The house stands centrally within the site, and offers great potential to be extended if required and subject to the necessary consents. Immediately surrounding the house are the formal gardens and grounds beyond which to the south and west, is the former farmyard, farm buildings and paddocks. The former farm buildings are extensive, comprising a traditional Suffolk barn, cow shed and milking parlour, stables, pig sty, livestock pens, open fronted stores, former nissen huts and a pole barn. Some of these buildings can continue to be used for livestock or alternatively offer great potential for a number of alternative uses including ancillary accommodation for the main house, holiday let, B & B facility or work from home facility, subject to the necessary consents. The gardens and grounds extend to approximately 3.31 acres in all, with formal gardens immediately surrounding the house, beyond which are the paddocks and grazing land. Please note that an overage provision will be included within the sale contract stating that if planning permission is forthcoming for any additional residential dwelling(s) or conversion of outbuildings to residential dwellings during the next thirty years, then 30% of the uplift in value will be payable to the current vendors. The overage provision will only apply to additional independent residential dwellings, and not extending the house in any way, conversion of any of the outbuildings to holiday lets, B & B facilities or for commercial type uses. Page 2

3 The Accommodation The House Ground Floor A part glazed stable type door opens into the Entrance Hall With window overlooking the surrounding gardens, pamment style tile flooring throughout, stairs to first floor, BT point, radiator and doors off to Kitchen/Breakfast Room x (4.55m x 4.24m) A light twin aspect room with windows providing good views of the driveway and surrounding gardens. Well fitted with a bespoke Orwell s kitchen with solid pine cupboard and drawer units with Maple wood work surface over, incorporating a butler sink and carved drainer to the side. Recess for electric cooker with light and extractor hood over. Recess and plumbing for dishwasher and integrated under counter fridge. Exposed wall timbers, floor tiling to match the Entrance Hall, door to Airing cupboard, radiator, door to under stairs storage cupboard and opening through to the Page 3

4 Sitting Room 17 2 x 10 8 (5.23m x 3.25m) A lovely reception room with windows overlooking the gardens to the south-east. The focal point of the room is the open brick fireplace housing the wood burning stove with wooden bressumer beam set on a raised brick hearth with flanking shelved recesses incorporating storage cupboards. Exposed ceiling timbers, radiators and TV point. The Snug 12 2 x 12 (3.71m x 3.66m) A delightful additional twin aspect reception room with casement windows providing good views of the surrounding gardens and grounds. Range of fitted book shelving, TV point and radiators. Page 4

5 Shower Room Well fitted with large shower cubicle with shelved recess to the side, WC and pedestal wash basin. Tiled flooring, radiator and extractor fan. Cloakroom With WC, wall mounted hand basin with tiled splashback, radiator and tiled floor to match the Entrance Hall. Stairs from the Entrance Hall rise to the First Floor Landing With doors off to Bedroom One 12 4 x 12 (3.76m x 3.66m) A twin aspect double bedroom which makes most of the impressive views of the surrounding gardens and grounds. Exposed pine floor boards, range of fitted wardrobe cupboards, wall light points and radiator. Page 5

6 Bedroom Two 10 8 x 8 5 (3.25m x 2.57m) With window on the rear elevation providing good views to the south. Fitted wardrobe cupboard, radiator and access to roof space. Bedroom Three 11 3 x 7 (3.43m x 2.13m) Also with good views over the gardens, outbuildings and surrounding farmland. Radiator. Bedroom Four 9 11 x 7 2 (3.02m x 2.18m) With large window on the gable elevation providing good views over the driveway and surrounding farmland. Radiator. Outside Rhodds s Farm is set along a quiet country lane and accessed via a five bar gate that opens onto the parking and turning area immediately beside the property. Page 6

7 The formal gardens and grounds surround Rhodds s Farm to the south, west and north. The gardens to the south are delightful; mainly laid to lawn for ease of maintenance, but enclosed within well stocked borders and high level established hedging to provide a degree of screening and privacy from the former farmyard and buildings. There is a greenhouse and an established plum tree. Standing beside the house is the detached Utility/Boiler room, approximately 13 8 x 9 5 (4.17m x 2.87m), with range of cupboard and drawer units together with stainless steel sink with drainer. There are also plumbing and waste connections for a washing machine. The boiler, which was designed and made in Sweden, is multi-fuel, running on red diesel (although this could be converted to oil) together with wood. The driveway and gardens continue to the north of Rhodds s Farm, where there is a timber frame garage clad in corrugated metal sheeting, measuring approximately 35 6 x 16 1 and with power and light connected. There is also an additional area of garden with a paved central walkway that is flanked by areas of lawn beyond which is a disused nissen hut and a mature apple tree. To the rear of the garage is the vegetable patch, beside which is the professional Fordingbridge polytunnel, 32 x 18, and orchard containing mature apple, pear, plum and greengage trees. Former Farm Outbuildings From the driveway a wide gateway opens into what was the former farmyard. This is enclosed to the east and south by a range of former farm buildings including a traditional Suffolk barn, 47 x x 12, with adjoining stables and stores, cowshed, 18 x 17, with former milking parlour, 33 x 16 6, cattle yard and pig stys, a further stable as well as a range of more modern open fronted stores and a pole barn, 36 x 36. The principle individual buildings are set out on the site plan included within these particulars. Page 7

8 Paddocks and Additional Grounds In addition to the formal gardens, farmyard and outbuildings, there are also approximately 2.25 acres of grassland divided into five paddocks with a collection area as well as a further range of nissen huts and animal shelters, some of which benefit from power and water connections. The paddocks all benefit from stock proof fencing with the entire site enclosed within mature and established hedging. Water is provided by a private borehole, which was upgraded and fitted with new pump and pressurised system in In all, Rhodds s Farm extends to approximately 3.31 acres (1.34 hectares). Page 8

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10 Site Plan For Identification Only Garage Suffolk Barn House Cow shed, milking parlour & cattle yard Pole Barn Page 10

11 Viewing Strictly by appointment with the agent. Services Mains electricity. Private drainage system. Private water supply from a bore hole. Central heating and hot water via a duel fuel (red diesel and wood) Swedish boiler. EPC EPC rating = F Council Tax Band E; 1, payable per annum 2016/2017 Local Authority Babergh District Council, Corks Lane, Hadleigh, Ipswich, Suffolk IP7 6SJ; Tel: 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. September 2016 Page 11

12 Directions From the A14 junction 55, take the A1214 towards Ipswich. Proceed straight over the first roundabout turning left at the traffic lights (adjacent to the Holiday Inn) onto the A1071. Continue through the traffic lights and straight over at the roundabout, taking the next right turn signposted Burstall. Proceed through Burstall and continue along this road for approximately one and a half miles. Ignore the turning to The Channel and continue towards Elmsett and Aldham passing Brook Farm and turning right where signposted to Flowton Church. Proceed up the hill and for approximately half a mile where Rhodds s Farm will be found on the left hand side. Please note: If following Sat Nav from this direction it will lead you to Brook Farm. As per the directions above, continue past Brook Farm with it on your right hand side taking the next turning on the right where signposted to Flowton Church. Follow this road where Rhodds s Farm will be found on the left hand side. Need to sell or buy furniture? If so, our Auction Centre would be pleased to assist please call