Boxford

A wonderful opportunity to acquire a thriving boarding kennels with spacious main dwelling, 4000 sq ft of outbuildings and grounds of 3.8 acres (stls)

What We Think at The Zoe Napier Group

This really is an outstanding, rarely available opportunity to acquire a well-respected, thriving business and live the ‘Good life’ within the confines of a stunning village setting. Currently run as a gundog and training centre with boarding, breeding and puppy kennels all on site, the current owners have developed an enviable reputation and enjoy a five-star breeding and boarding kennel rating.

What the owners say

We purchased the site eleven years ago as a parcel of just under 4 acres of land and we never dreamt that it would become what it is today! At first, we developed the range of barns and more recently finished the construction of the house to the front to complete the package. We have decided that we would like a change of scenery and have always had a close affinity to Scotland, so have made the decision to reluctantly relocate.

History & Background

Situated within a conservation area and representing a wonderful opportunity to acquire a thriving business with recently constructed spacious three-bedroom detached residence, 4000 sq ft of outbuildings and grounds of 3.8 acres (stls).

The existing business comprises extensive gundog and training centre with additional boarding, breeding and puppy kennels and office. Currently licensed for up to 36 dogs with 26 kennels and offers scope of further expansion if required with a further block of 10 kennels, reception area and feed room that require finishing.

The main residence was constructed only two years ago and has been built to the highest of standards and excludes class, incorporating under floor heating throughout the ground floor, as well as solid oak flooring, doors and windows.

The 3.8 acres grounds (stls) really are something to behold, boasting sumptuous views over undulating countryside to the front and scenic paddocks to the rear, currently divided into a plethora of paddocks housing a variety of sheep, goats, ducks, geese and peacocks.

Setting & Location

The property is situated on Stone Street, Boxford, a highly sought-after, idyllic Suffolk village and area of Outstanding Natural Beauty, surrounded by glorious country walks and hacking. The property lies on the edge of the much of Boxford with access to long country walks right on your doorstep. Set close by the River Box, Boxford is a pretty village featuring some particularly good examples of 15th century architecture and offers a good range of day-to-day amenities including a church, independent shops including a butcher, Post Office, GP surgery, garage, coffee shop, pubs and popular primary school.

Further amenities can be found in the market towns of Hadleigh and Sudbury with more extensive facilities available in Colchester and Ipswich. The property enjoys excellent links to the A12 and access via Colchester station to London Liverpool Street with a fast train taking just 45 minutes.. The area offers a wide range of schooling in both state and private sectors, including previously mentioned Boxford Primary in the village and nearby Littlegarth as a private school option. Secondary schools include state sector Thomas Gainsborough in Sudbury and Hadleigh High School, and within easy reach to bus routes for many private schools in and around Ipswich including Ipswich High and the Royal Hospital School.

Boxford 0.5 miles, Hadleigh 5.3 miles, Sudbury 6.9 miles, Colchester Station 10.3 miles (London Liverpool Street 1 hour 10 minutes), Ipswich 15 miles, A12 7.8 miles.

Main Residence

Ground Floor Accommodation

As you enter the property you are immediately impressed by the sizeable entrance hall, that provides access to the cloakroom and sitting room, a delectable and spacious room, boasting glorious bay window to the front, attractive feature red brick fireplace housing cast iron wood burner and solid oak bressummer over. Residing to the rear of the property is the oversized utility room and adjoining kitchen/ dining room, a bright and airy room, with AGA, adorned with a range of hand-crafted units, complemented by black granite work tops over. Double doors allow access to the secluded rear terrace, the perfect space for those Summer barbeques!

First Floor Accommodation

On the first floor the property really does enjoy some stunning views to the front over the adjoining countryside. The principal bedroom is situated to the rear with useful en suite shower room incorporating generous double shower, whilst the remaining two double bedrooms are serviced by the spacious family bathroom.

Kennels, Office & Grounds

The commercial premises have been awarded a five-star rating by the local authority with continued development and investment over the course of its existence. There are three principle buildings on site including garage, two kennel blocks incorporating twenty-six kennels with hot water and electric connected, spacious detached office/ annexe with fitted kitchen, shower room and two bedrooms/ offices.

The property is approached via double gates, leading to a double width driveway offering space for approximately 20 vehicles. The grounds are arranged to maximise the use of available training facilities via post and rail bordered training fields, various five bar gates sub-dividing the land with further range of external kennels, grazing land and established borders to front, side and rear.

Directly to the rear of the main residence resides a substantial Indian sandstone terrace providing an ideal seating/ entertaining area with steps descending to a single expanse of lawn forming a garden with fruit trees, fence line border to front and hedge line border to side and rear.

Agents Notes

• The occupation of the dwelling hereby approved shall be limited to a person solely or mainly employed on the site in the care and supervision of boarded dogs together with any resident dependents.
• The property was constructed two years ago under the management of our client and his architect. Subsequently the property does not have a 10 year build guarantee which may affect a buyers ability to borrow under residential mortgage standard criteria.
• We strongly recommend potential buyers looking to raise a mortgage address the above two issues with their financial adviser prior to viewing. The premises are also considered as part commercial and existing healthy accounts may assist, subject to status.
• The current owners have stated that they currently receive 100% business rate relief.
• The owners are prepared to divulge business accounts to perspective purchasers (subject to terms and conditions).
• Our client has completed a Propertymark questionnaire/declaration for potential buyers to make an informed offer. Please request details from the sole selling agent.

 Services

Mains Water. Mains Electricity. Oil fired heating. Mains Drainage. Tax Band E

PLEASE CALL FOR A FULL BROCHURE

 

EPC rating: A. Tenure: Freehold,