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Cratfield, Near Halesworth, Suffolk

Guide Price
Added on 19/05/2021
Clarke & Simpson, Framlingham
1,572 sq. ft.
(146 sq. m.)

Property description

Tenure: Freehold

Porch, sitting/dining room, kitchen, cloakroom, bathroom, shower room, utility room, conservatory.

Three double bedrooms. Ample off road parking. Garage and studio. Pretty gardens extending to a quarter of an acre.  

Location The Old School is located centrally within the pretty village of Cratfield immediately abutting the small playing field and also a track that leads to footpaths. Within 3 miles is the village of Laxfield. Here there are two public houses, a Co-op store, hardware store and a primary school. Halesworth is approximately 7 miles away and provides many independent shops, public houses, restaurants, doctors, vets and a supermarket. It has a thriving centre of arts for the community called The New Cut, which is used as a theatre and cinema, as well as for exhibitions and workshops. Halesworth offers railway links to London's Liverpool Street. Diss is 16 miles away from the property and offers direct railway links to Norwich and London, as well as having Tesco, Morrison and Aldi supermarkets. The historic town of Framlingham, which has excellent state and public schools, is 10 miles. The unspoilt heritage coastline of Suffolk, with the lovely beaches of Southwold and Walberswick, is a 20 minute drive away.   

Description As the name would suggest, the Old School is Cratfield's former village primary school. It offers excellent accommodation throughout and of particular note is the sitting/dining room with its large windows and tall ceilings. The property is believed to be of predominantly brick construction with some rendered elevations under a slate and flat roof. Internally, as well as the sitting/dining room, is a recently refitted light kitchen, three double bedrooms, a bathroom, cloakroom, utility room and also a conservatory. The single storey dwelling is now particularly energy efficient (see EPC section) Externally, there is parking for a number of vehicles, as well as a garage with adjoining studio, along with a number of other outbuildings. The gardens are a delight, and offer a surprising level of privacy for a central village property. In all, the grounds extend to a quarter of an acre.  

The Accommodation  

Ground Floor A partially glazed side door provides access to the  

Hallway Exposed floorboards. Radiators, one with cover. Two built-in shelved cupboards, along with two high level storage cupboards and hatch to roof space. Doors off to the  

Cloakroom WC and hand wash basin. Radiator with cover. Tiled floor. South-east facing window with obscured glazing.  

Bathroom Comprising bath, WC and handwash basin. Part tiled wall and tiled flooring. Ladder style chrome towel radiator. Recessed spotlighting. South-west facing window with obscured glazing. 

Bedroom One 14' 9 x 11' 6 (4.50m x 3.50m) A spacious double bedroom with north-east facing windows overlooking the rear garden. High ceilings with picture hanging rails. Radiator. Large built-in wardrobe with hanging rails and shelving. Laminate wood flooring.


Bedroom Two 13' 5 x 12' 0 (4.10m x 3.70m) A good sized double bedroom with south-east facing window to the side of the property. Radiator. Carpet floor covering.


Bedroom Three 16' 5 x 10' 8 (5.00m x 3.30m) A spacious double bedroom, currently used as a snug, with south-west facing window overlooking the front garden. Exposed floorboards. Wall light points. Radiator.

Kitchen 13' 1 x 11' 6 (4.00m x 3.50m) A particularly light room with north-west facing windows and north-east facing French doors, flanked on both sides by windows opening to the rear garden. Fitted with a stylish range of high and low level wall units, with integrated Bosch dishwasher and fridge freezer. Space and plumbing for electric oven with extractor fan above. Wood block work surface with stainless steel sink, drainer and mixer taps above. Tiled flooring. Radiator. Kitchen island with cupboards and wood block work surface.


Shower Room Comprising shower unit and hand wash basin. Radiator. Skylight.  

Sitting/Dining Room 28' 5 x 16' 5 (8.70m x 5.00m) A stunning and vast room with a particularly high ceiling of 11' 3, with an abundance of light from windows to the north-west and south-west. Exposed floor boards. Sandstone fireplace which is home to a woodburning stove. Radiators. A glazed door leads to the front porch which has windows to either side, a tiled floor and impressive door to the garden. A further door from the sitting/dining room leads to the


Utility Room 14´ 1 X 6´7 (4.40m X 2.20m) Which some may choose to convert to a fourth bedroom, with north east and south west facing windows to the front and rear of the property. Low level wall units with wood block work surface, stainless steel sink with drainer and mixer taps above. Space and plumbing for washing machine and tumble dryer. Recessed spotlighting. Large built-in shelved cupboard. A door opens to the


Conservatory 8' 1 x 7' 9 (2.47m x 2.40m) Of UPVC construction with glazed roof, it makes an ideal boot room. Exterior doors to the front and rear of the property.


Outside The property is approached from the lane via a shingle drive which provides off-road parking for a number of vehicles. This leads to a garage of brick construction with double doors to the front and a personal door to one side. It measures 16' 3 x 10' 10. The garage opens to a substantial studio which could be used as a home office, gym or studio. It measures approximately 14' 9 x 11'10 and has windows to both sides. At the rear is a large shelved storage cupboard.

The Old School stands in lovely gardens. The front garden is mainly laid to lawn but bordered by beds with mature shrubs and enclosed by hedging and picket fencing. A pathway leads to the front porch and to the conservatory. The rear garden is divided into different sections which include an area with a greenhouse that has access directly onto a track and to a network of footpaths. A further area is laid to lawn and enclosed by hedging where there is access to a woodstore, and a third area which is enclosed by hedging and is laid to lawn with beds and trees including a magnolia. It also has an area of decking along with a stone water feature. Here there is access to the former school cloakrooms which are now used for useful storage. In all, the grounds extend to a quarter of an acre. 

Viewing Strictly by appointment with the agent. 

Services Mains water, drainage and electricity. Oil fired central heating 

EPC Rated B Please note the vendors have carried out significant works to improve the efficiency of the house so that the EPC has gone from being an F to an impressive B. Not only have higher levels of insulation been added to the loft space, but UPVC windows installed as well as photovoltaic cells that significantly decrease any electricity cost. A copy of the EPC is available on request from the agent. 

Council Tax Band D; £1,830.36 payable per annum 2021/2022 

Local Authority East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel:  

NOTES 1.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. Interested parties should rely on their own/their surveyors investigations as to the construction type of the property and its condition. 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. Any plans are indicative only and may not be the same as the transfer plan/s.  No guarantee can be given that any planning permissions or listed building contents 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

2.Under Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 we, as Estate Agents, are required to obtain identification from buyers in the form of the photo page of your passport or a photo driving licence. The document must be in date.  In addition, we need proof of address in the form of a utility bill with the name and address of the buyer. This must not be more than three months old. We are also under obligation to check where the purchase funds are coming from. May 2021 



Cratfield, Near Halesworth, Suffolk

Approximate location


Distances are straight line measurements from the centre of the postcode
  • Halesworth Station4.9 miles
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About the agent

Clarke & Simpson, Framlingham

Well Close Square, Framlingham, IP13 9DU

Clarke & Simpson, Framlingham
About Clarke & Simpson

Clarke & Simpson is an independent firm of Chartered Surveyors dealing in rural property matters including estate agency, residential lettings, farm and land sales, professional valuations, estate management, auctioneering and architectural work. With a team of over thirty working from our office in the medieval town of Framlingham, we pride ourselves on our wealth of experience and knowledge and do our very best to a offer a completely dedicated, personal and

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Industry affiliations

Royal Institute of Chartered SurveyorsAssociation of Residential Letting AgentsNational Association of Estate Agents

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Disclaimer - Property reference 100098009302. The information displayed about this property comprises a property advertisement. 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 Clarke & Simpson, Framlingham. 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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