2 bedroom detached house for saleHoxne Road, Denham, Suffolk
Sold STC £399,950
- Former farmhouse
- Grade II Listed
- 2 Bedrooms. Attic.
- 2 impressive reception rooms
- Large workshop/store
- Approximately 0.54 acres (0.22 hectares)
A fine Grade II Listed former farmhouse presenting a classic rendered exterior, beneath a thatch roof along with impressively timbered rooms and much architectural detail. Versatile rooms include two principal bedrooms, an unconverted floored attic room, two reception rooms and social kitchen breakfast room. All set in grounds of just over half an acre.
Location - Denham lies just to the south of Hoxne in an outstanding rural area on the south side of the picturesque Waveney Valley. Surrounded by a network of lovely country lanes and footpaths, the village offers easy access to not only Hoxne village amenities that include post office stores, pub and primary school but also, the village stores in Horham along with wider facilities at both Stradbroke and Eye. This quiet, rural village has its own Village Hall and Medieval Parish Church and supports a varied community of all age groups. Neighbouring Eye is fortunate in having supermarkets, butchers, a baker, chemist and a variety of other shops and businesses allowing the area to be essentially self sufficient. A Health Centre, Primary School and High School with Sixth Form combine to appeal to a wide ranging age group along with the newly refurbished hospital facility. Moreover at Diss, approximately 5 miles distant, a mainline rail station has commuter services to London Liverpool Street in a journey time of around 90 minutes.
Description - High House is a significant timber framed building dating from the 1500's and rightly Listed as being of Architectural and Historic Interest Grade II. The classic rendered exterior protects an impressive timber frame all set beneath a straw thatch roof. The interior is described as having a "Fine interior with much good quality work" referring to the extent and quality of the exposed timber framing. This includes close, straight studding, a bridging beam with two cavetto moulds and run-out stops in addition to being supported by solid curved braces rising from buttress-shafts on wall posts. These again feature cavetto moulds. Tall ceilings within both reception rooms show heavy and close spaced chamfered joists with run-out stops and this theme extends throughout the house. Essentially, this detail and quantity of timber reflects the importance of the house in terms of its origins and wealth of the original owners. It would have been, in modern parlance, a 'statement' house of its time. The present owners have created a superb home combining period character with modern everyday convenience and enjoy the practical size of not only the two reception rooms but also the inviting and social kitchen breakfast room complete with ample table and chair space along with a reconditioned vintage Aga Range Cooker. The layout also provides flexible use of the interior with each of two large double bedrooms approached off their staircase along with a currently unused boarded attic room showing evidence of a former gable window. As regards the outside space, High House is set well back from the road behind an established hedge and is approached via a private driftway. The grounds contain much interest along with a parking area for a number of vehicles.
Entrance Porch & Lobby - Having followed the garden path up to the thatched 'cottage' porch, a traditional panelled door complete with original door furniture opens to an initial entrance area laid with pamment tiles; windows take light from either side. Single radiator. To the side of the chimneybreast, doors lead off to either side and each of the two reception rooms.
Sitting Room - 17'3 x 14'6 (5.26m x 4.42m) - A quality timbered room with high chamfered ceiling timbers and moulded bridging beam along with similarly embellished supporting braces. Close timbered studwork combines with an impressive inglenook fireplace and windows provide an outlook to two of three elevations in addition to a glazed door leading out to the gardens. A staircase rises to each of the two first floor bedrooms. Two double radiators, television point etc. Ceiling height approx. 8' (2.44m)
Dining Room - 15'4 x 15'2 (4.67m x 4.62m) - Pamment sized quarry tiles extend throughout this good size second reception room complete with inglenook fireplace, windows to two elevations and extensive exposed timbering showing close straight wall studs and chamfered ceiling joists and bridging beam. 2 double radiators, understairs storage cupboard and additional cupboard. A doorway leads through to the kitchen breakfast room enabling a circular flow to the ground floor.
Kitchen Breakfast Room - 20'8 x 15'3 Max (6.30m x 4.65m Max) - Set within a vaulted space featuring handbuilt cupboards and worktop incorporating a Belfast sink with mixer tap along with cupboard housing plumbing for washing machine, Butchers block topped cupboard, upright fridge freezer space and superb reconditioned vintage Aga electric Range Cooker in classic Cream, serving domestic cooking requirements. Two sets of windows along one side provide tremendous natural light combining as they do with french windows leading out to the terrace. Double radiator. Cat flap.
Utility Room/ Pantry - 8'4 x 5'4 (2.54m x 1.63m) - A useful additional area with window, further worktop and shelved storage.
Boot Room - 11'10 x 9'4 (3.61m x 2.84m) - An ideal country living space with room for coats, boots and dogs etc. Smart boarded floor, traditional ledged outer door and windows to two aspects. Double radiator.
Jack & Jill Bathroom - Stylishly arranged with suite comprising classic roll top bath complete with ball and claw feet along with appropriately matched pedestal wash basin, low level wc and traditional brass heated towel rail. Similarly, a retro Victorian shower head and antique brass oval shower curtain rail will remain with the bath. Stripped floorboards combine with tongue and groove panelling and a cottage window provides natural light. To one corner lies a built in airing cupboard housing a hot water storage tank and immersion heater.
Landing - Approached from the Sitting Room stairs alongside the central chimneybreast and rising to a small landing and onto the principal bedroom. Overhead, the access hatch to the attic can be seen.
Bedroom - 15'1 x 14'10 (4.60m x 4.52m) - A fabulously timbered bedroom complete with wide exposed floorboards, exposed close studwork and tall ceiling timbers revealing the underside of attic boards and the potential for exploration of the apparent upper floor. A mullion window to the gable end combines with adjacent cottage windows and a significant fireplace. Two double radiators, two wall lights and walk in interconnecting wardrobe to the side of the chimneybreast, itself with mullion window.
Bedroom - 17' x 14'8 (5.18m x 4.47m) - A second double bedroom again with own staircase along with vaulted ceiling, gable window and two cottage windows. Wide exposed floorboards, double radiator, built in cupboards along with corresponding access to interconnecting wardrobe.
Attic Room - 16'8 x 14'8 to chimneybreast (5.08m x 4.47m to chi - Floored with early boards and with evidence of a gable window opening, now covered over. The underside of the thatch is exposed. An alternative means of access needs to be devised.
Gardens & Grounds - High House sits well back from the road within a plot extending to approximately 0.54 acres (0.22 hectares) and within well defined, principally hedged boundaries bordering the road and driftway leading off the road and providing access to the house. The gardens essentially surround the house with a lovely, typically cottage garden area to the front elevation complete with path leading to the front door, whereas two principal lawned areas lie to both sides. The 'front' lawn contains a sizeable Workshop/Store measuring internally 42' x 19'10 (12.80m x 6.05m) with power and light connected, side door and double doors. Moreover, a 5-Bar gate leads in off the driftway directly to this area of the garden. The remaining areas combine delightful seating areas along with Indian Sandstone paved terrace, well stocked borders and beds along with varied planting of trees and shrubs. A recently installed Grant oil fired boiler supplies domestic hot water and radiators. The driftway leads off the road to a parking area able to accommodate a number of vehicles.
Services - The vendor has confirmed that the property benefits from mains water, electricity & private drainage to a Bio Plus treatment plant.
Wayleaves & Easements - The property is sold subject to and with all the benefit of all wayleaves, covenants, easements and rights of way whether or not disclosed in these particulars.
Important Notice - These particulars do not form part of any offer or contract and should not be relied upon as statements or representations of fact. Harrison Edge has no authority to make or give in writing or verbally any representations or warranties in relation to the property. Any areas, measurements or distances are approximate. The test, photographs and plans are for guidance only and are not necessarily comprehensive. No assumptions should be made that the property has all the necessary planning, building regulation or other consents. Harrison Edge have not carried out a survey, nor tested the services, appliances or facilities. Purchasers must satisfy themselves by inspection or otherwise. In the interest of Health & Safety, please ensure that you take due care when inspecting any property.
Postal Address - High House, Hoxne Road, Denham, Eye, IP21 5DF
Local Authority - Mid Suffolk District Council, Council Offices, 131 High Street, Needham Market, Suffolk, IP6 8DL T: +44 (0)1449 724500
Council Tax - The property has been placed in Tax Band F.
Tenure & Possession - The property is for sale freehold with vacant possession upon completion.
Fixtures & Fittings - All items normally designated as tenants fixtures & fittings are specifically excluded from the sale unless mentioned in these particulars.
Viewing - By prior telephone appointment with the vendors agent Harrison Edge T: +44 (0)1379 871563
Directions - From Eye follow the B1117 away from the town, past the church and over the River Dove. Continue towards Stradbroke, uphill and directly to Denham. Around a sharp, downhill right hand bend take the next left. Having turned left continue uphill taking the next left into Denham Street. High House will be found on the left, halfway along and before the right hand turn into Watering Road.
Enquiries - Simon Harrison
T: +44 (0)1379 871563
M: 07542 965660
Directions - From Eye follow the B1117 away from the town, past the church and over the River Dove. Continue towards Stradbroke, uphill and directly to Denham. Around a sharp, downhill right hand bend take the next left. Having turned left continue uphill taking the next left into Hoxne Road. High House will be found on the left, halfway along and before the right hand turn into Watering Road.
Viewing - By prior appointment with the vendors agent Harrison Edge T: +44 (0) 1379 871563
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