5 bedroom character property for sale

High House Lane, Kettlebaston IP7

Sold STC £695,000

Property Description

Key features

  • Drawing Room with Inglenook
  • 5 Double Bedrooms, Family & Shower Rooms
  • Large Sitting Room/Study
  • Large Attic Rooms with Potential
  • Dining Room
  • Summerhouse, Workshop & Storage Buildings
  • 23ft Farmhouse Aga Kitchen/Breakfast Room
  • Large Drive with 27ft x 18ft Cartlodge
  • Downstairs Cloakroom & Separate WC
  • Sweeping Gardens & Hard Tennis Court

Full description

Tenure: Freehold

Kettlebaston is a picturesque small and much admired village set in delightful countryside. It contains a wealth of period houses and cottages, a beautiful church, and the area is gently undulating with various small rivers and brooks feeding down to the River Brett in Chelsworth. Old High House lies under a mile out of the village in farmland owned by the Shadwell Estate Stud. The house was once the farmhouse, and is reached by a private road past the farm buildings. The Shadwell Estate keep their award winning Aberdeen Angus herd here, and the fields around the house are used for their brood mares and yearlings from Newmarket, the herd and their calves, and some sheep. The house is on higher ground with wide ranging views dropping away to spectacular sunsets.

The surrounding area contains many delightful villages, including historic Lavenham, Monks Eleigh, Chelsworth and Bildeston, which provide good local facilities. The market towns of Hadleigh and Sudbury are within easy reach, as is Stowmarket, which provides good rail services through to London's Liverpool Street. Within reasonable driving distance are Bury St Edmunds, Ipswich and Colchester.

Old High House is Grade II Listed, noted to be of architectural and historical importance. The earliest part is the small cross wing at the kitchen end, believed to date from the 15th Century but the main part of the house dates from the 16th Century. It is built on a massive oak timber frame with rendered and plastered elevations under a high clay tiled roof, with a great four octagonal shaft chimney at the centre. The presence of fireplaces on the first floor always denotes an important house. The rooms inside have high ceilings with magnificent exposed timbers and there are also extensive attics. The house runs almost north to south and so all the main windows look east or west enjoying wonderful sunrises and sunsets. The windows are handmade in oak with leaded lights and include handmade oak secondary glazing casements - most unusual and very practical. There is a large farmhouse kitchen with Aga and oil fired central is provided.

The drive sweeps in past the outbuildings, which include a large cartlodge garage with storage room over, good workshop/store and a brick utility building just behind the house, ideal for freezers etc. The grounds are laid out to lawns front and rear, the latter having a delightful brick built summerhouse halfway down. Across the far end is a hard tennis court with high mesh fencing all around.


Reception Hall 18' 6" x 7' (5.6m x 2.1m). At the centre of the house with a heavy oak panelled timber front door with leaded light windows on either side and further leaded light window on the opposite side on the stairs. Fine exposed wall and ceiling timbers and turning staircase with oak balustrade leading up to the first floor and open to the landing and ceiling. Doors to the drawing room and kitchen.

Drawing Room 19' 9" x 18' 3" (6m x 5.5m). A fine double aspect room with leaded light windows to the front and rear, overlooking the front lawn and paddocks and the rear lawn respectively. With a high ceiling with a magnificent cruciform timbered ceiling and exposed wall studs. Red brick inglenook fireplace with oak bressumer and mantelpiece and central brick canopy with high efficiency jacketed grate and raised hearth with brick side seats. Two radiators and door to the inner lobby leading on to the sitting room/study.

Inner Lobby 6' x 5' (1.8m x 1.5m). With an oak ledged and braced door leading out to the garden, ceiling timber and ledged and braced door on to the sitting room.

Sitting Room/Study 20' x 18' 3" (6.1m x 5.5m). Another dual aspect room with leaded light windows to the side and rear, both overlooking the garden. Fine timbered ceiling with a magnificent high cruciform timbered ceiling with exposed wall studs, inglenook fireplace with heavy oak bressumer, now with a Tudor arch below, raised hearth and fitted with cast iron multifuel stove. Door to large toy/storage cupboard. Radiator.

Dining Room 18' 6" x 11' (5.65m x 3.4m). A fine timbered room with a high ceiling with exposed beams and exposed wall timbers all around. Wide leaded light window to the front looking out across the lawn, drive and paddocks beyond. Serving hatch from the kitchen, radiator, various wall lights.

Kitchen/Breakfast Room 23' 9" x 18' (7.2m x 5.5m). In the earliest part of the house, with a lower timbered ceiling (still 7') with another fine cruciform beam with central support column and exposed wall timbers. A triple aspect room with casement windows on either side overlooking the garden and a leaded light window to the rear looking down the main lawn. Half-glazed back door. Oil fired Aga in white with twin chrome tops. Fitted with a range of medium oak fronted base units on three sides with brass handles and dark oak woodgrain laminate working surfaces, apart from around the sink which is more modern and in white. 1 bowl stainless steel sink, four ring electric hob with a double electric oven below, integral dishwasher. Quarry tile style vinyl flooring and various lights. Radiator. WALK-IN PANTRY with space for fridge and freezer and plumbing for washing machine. Opening window with fly screen, larder shelves and exposed timbers.

Back Hall/Cloakroom 14' 9" x 9' 3" (4.5m x 2.8m). The main entrance to the house day to day with an oak panelled door leading out to the drive. Exposed ceiling timbers, leaded light windows to the front and side, coir matting throughout, wall lights and ledged and braced doors to the kitchen and downstairs cloakroom.

Downstairs WC 6' 9" x 4' 6" (2.1m x 1.4m). With matching white suite comprising low flush WC with wooden seat and corner handbasin with tiled splashback, cork tiled floor, radiator, leaded light window.

Boiler House 7' x 4' (2.1m x 1.2m). With external door access and housing Camray 2 oil boiler supplying central heating and hot water.

Landing 19' x 17' 6" (5.8m x 5.3m). A most impressive landing on two levels with plenty of space for a desk. Fine oak balustrade with carved newel posts looking down onto the stairwell and splendid exposed wall and ceiling timbers with some fine braces. Leaded light windows to the front and rear. Radiator, door with stairs up to the attics and doors to the various bedrooms and also leading to the side landing.

Side Landing 37' (11.3m) long. Leading on to further bedrooms and with two leaded light windows and space partway down for a large linen wardrobe.

Bedroom 1 19' 6" x 14' 6" (5.9m x 4.4m). With two large leaded windows looking right down the main lawn with meadows behind. High ceiling with central cruciform beam and some exposed wall timbers. Tudor arched fireplace with oak bressumer and mantelpiece above and deep walk-in wardrobe cupboard alongside. Radiator, handbasin.

Bedroom 2 13' 9" x 11' (4.2m x 3.35m). With leaded light window to the rear looking down the main lawn, Tudor arch fireplace with oak bressumer above (not in use) and built-in cupboards alongside. Radiator, handbasin, cruciform ceiling timber and exposed wall beam.

Bedroom 3 17' 6" x 9' (5.3m x 2.75m). With leaded light window to the rear overlooking the rear lawn, radiator, central exposed ceiling timber, handbasin.

Bedroom 4 18' 9" x 11' 4" (5.7m x 3.35m). A pretty room with a leaded light window to the front overlooking the lawn and wonderful views across paddock land beyond. Exposed wall timbers, partly vaulted ceiling (with 9' ridge), radiator, handbasin, built-in wardrobe cupboards.

Bedroom 5 18' 6" x 11' 3" (5.6m x 3.4m). In the oldest part of the house with partly vaulted ceiling with some fine exposed timbers, including a great cross beam with superb huge braces, indicating that this room was once a hall open right up from the ground to the top. Leaded light window to the rear and casement windows on either side, handbasin, built-in wardrobe/linen cupboard. Radiator.

Bathroom 9' x 7' (2.8m x 2.1m), plus door recess. With modern white suite comprising panelled bath, low flush WC with wooden seat and pedestal handbasin. Airing cupboard housing hot water tank, radiator, leaded light style window, medicine cupboard.

Shower Room 8' x 8' (2.45m x 2.45m), "L" shaped. One part housing coloured low flush WC and pedestal handbasin and the other part with a single shower cubicle with electric shower and folding Perspex door. Leaded light window. Radiator.

Door on the main landing with a steep staircase leads up to the attics, which run the entire length of the house and perhaps offer potential for further accommodation or superb storage. Partially boarded with the great central chimney breast running through the middle.

Cartlodge Garage with Storage Room over 27' long x 18' 6" wide (8.2m x 5.6m) internally. A substantial timber cartlodge garage with leaded light windows to either side and to the rear, easily enclosed with garage doors. Storage room above with access via a first floor door at the rear. Power and light connected.

Workshop/Store 23' x 10' 6" (7m x 3.2m) externally. A good solid building of timber framed and weatherboarded construction under a pitched clay pantiled roof with doors and windows to the side and either end. Power and light connected.

Storage Building 15' x 10' (4.6m x 3m) externally. A brick built storage building with a pitched clay pantiled roof, door and window, power and light connected.

Summerhouse 22' x 11' (6.7m x 3.35m). A modern brick built pavilion style summerhouse with a pitched clay pantiled roof, pair of doors to the front and two windows to the front and windows on either side. Plastered walls with vaulted ceiling, power and light connected. Flagstone terrace in front - ideal for summer parties or for children to camp out!

The approach to the house is through the farmyard along a proper concrete farm access road. This leads through a gate to a sweeping shingled driveway with brick edging providing parking for many cars and plenty of turning space. The cartlodge and workshop are to the left and the brick storage building is to the right. To the front of the house is a sweeping lawn with a number of trees and a paddock rail looking on to the stud paddocks beyond. The bottom of the lawn fronts on to the large farm pond.

The main garden is to the rear and is enclosed to the first parts on the right and left by red brick walling and then by mature hedgerows to the remaining sides and across the far end. The lawn leads down to the bottom with a hard tennis court with netting and the summerhouse to one side. Beyond the left and rear are stud paddocks.


SERVICES We are advised that mains water, electricity and telephone are connected, although we have not made enquiries to confirm. Drainage is to a private septic tank in the grounds. Central heating and hot water, plus Aga powered by oil. Please note
we have not carried out a survey, nor tested the plumbing, heating, electrical or drainage systems. House purchasers are always advised to have a survey.

COUNCIL TAX Babergh District Council (Tel: 01473 822801) advise Charge Band G, amount payable 2016/2017 2,500.05.

TENURE, SOFT FURNISHINGS AND FIXTURES Freehold. We have not inspected the title deeds. Carpets, curtains and other fixtures may be available, by separate negotiation. Full list provided with formal contracts.

SALE PARTICULARS AND REPRESENTATIONS Whilst every care has been taken in the preparation of these sales particulars, they are intended as a guide only and all measurements are approximate. These particulars, together with any advertisements, promotions, internet promotions and representations made by Sworders' staff are for the assistance of interested parties but do not form part of any contract.

VIEWING AND DIRECTIONS Viewing by appointment through the vendor's agents, as above. Turn down Back Lane (opposite the red telephone box) and go along for 0.6 miles. The red telephone box is just after the Kettlebaston village sign and church. Follow the road along down the hill. Pass a pair of cream cottages on the left, and you then see the sign to High House Farm, turn right into the drive and down through to the far end where the house is.

Listing History

Added on Rightmove:
05 January 2017

Nearest station

  • Stowmarket (7.7 mi)
Distances are straight line measurements from centre of postcode

Nearest schools

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To view this property or request more details, contact:

Sworders, Lavenham

The Toll Cottage Market Place, Lavenham, CO10 9QZ

01787 720028 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.


To view this property or request more details, contact:

Sworders, Lavenham

The Toll Cottage Market Place, Lavenham, CO10 9QZ

01787 720028 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Map & Street View

Nearest station

  • Stowmarket (7.7 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

Sworders, Lavenham

The Toll Cottage Market Place, Lavenham, CO10 9QZ

01787 720028 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Disclaimer - Property reference S11810. The information displayed about this property comprises a property advertisement. Rightmove.co.uk makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Sworders, Lavenham. Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

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