Horham, Eye, IP21

Guide price £700,000 - £750,000
SITUATION: The property occupies a prominent position within the rural mid Suffolk village of Horham. The village benefits from well stocked village shop, post office and central church. Situated approximately midway between the larger well served villages of Eye and Stradbrook, both offering a much wider range of shopping and recreational facilities. There is relatively easy access to the A140 leading to Diss and Norwich and to the A14 major.

Dragon House, Grade II listed of architectural interest with a wealth of character and history dating back to approximately 1525, formerly a village inn. The current owners have occupied the property for approximately 18 years running a successful business utilising the vast array of outbuildings and warehouse whilst occupying a delightful and substantial historic property. There are four impressive reception rooms, two with large red brick inglenook fireplace and an abundance of period charm including exposed beams and ledge & brace doors. The kitchen is located to the rear with an amazing vaulted ceiling and gallery above, the garden room has views over the well maintained gardens and grounds. On the first floor there are four useful double bedrooms, all of good proportions, again with a wealth of period features. The substantial outbuildings offer enormous potential for a home business or conversion to holidays lets or ancillary accommodation, subject to the necessary planning consents.

REAR ENTRANCE PORCH: Directly from the parking area leading to the utility room which in turn leads to a useful ground floor bathroom.

KITCHEN: 15'9" x 10' 5" (4.8m x 3.18m) Impressive vaulted ceiling with galleried landing above. Fitted with a good range of base and wall mounted storage units, window to the rear aspect overlooking the parking area.

UTILITY ROOM:

BATHROOM: Panel bath with shower connected over, vanity unit with storage cupboards and inset low level wc and wash hand basin, window to the rear.

GARDEN ROOM: 12' 5" x 11' 2" (3.78m x 3.4m) Extensive views over the gardens and grounds, door leads to the ground floor shower room, further rear door to the store housing the oil fired heating boiler, further door to the garden.

SHOWER ROOM: Accessed via the garden room, shower in tiled cubicle, low level wc and was hand basin, window to the side aspect.

SITTING ROOM: 17' 5" x 16' 1" (5.31m x 4.9m) An impressive room with heavily timbered ceiling, massive red brick inglenook fireplace inset with modern woodburning stove, window to the front aspect.

OPEN STUDY AREA: 10' 0" x 7' 5" (3.05m x 2.26m)

INNER PORCH:

DINING ROOM: 13' 1" x 13' 1" (3.99m x 3.99m) Built-in understair wine cellar, staircase to the first floor, exposed ceiling timbers.

LIVING ROOM: 13' 7" x 16' 7" (4.14m x 5.05m) Built-in lobby with entrance door, heavily timbered ceiling, massive inglenook chimney breast, window and door to the front aspect, further generous window to the rear.

PLAYROOM/OFFICE: 15' 2" x 13' 2" (4.62m x 4.01m) Double doors to the front aspect (sealed at present), window to the rear aspect.

FIRST FLOOR GALLERIED LANDING: Decorative balustrading, heavily timbered, on various levels, window overlooking the rear.

BEDROOM 1: 19' 6" x 16' 4" (5.94m x 4.98m) Timbered ceiling, double aspect room with windows to the front and rear aspects.

BEDROOM 2: 17' 2" x 16' 5" (5.23m x 5m) Heavily timbered ceiling, built-in alcove, feature red brick inglenook style fireplace, built-in storage cupboard/wardrobes, built-in en-suite wc with wash hand basin, door leads to the interesting galleried landing, door leads to bedroom 4.

BEDROOM 4: 12' 6" x 12' 4" (3.81m x 3.76m) window to the rear aspect.

BEDROOM 3: 13' 2" x 12' 8" (4.01m x 3.86m) Exposed timbers, window to the front aspect.

OUTSIDE: Double timber gates with security open to the extensive parking and turning area providing space for numerous vehicles and giving direct access to the various outbuildings. The numerous outbuildings comprise a mix of well maintained timber framed and steel portal building buildings, suitable for a variety of uses but having been used for the last 18 years to run a successful business.

WAREHOUSE - 72'6" x 21'6" (22.1m x 6.6m)
OFFICE - 17'6" x 10' (5.3m x 3.1m)
OFFICE - 17' x 13'6" (5.2m x 3.1m)
OFFICE 18' x 12'6" (5.5m x 3.8m)
PACKING ROOM: - 21' x 14'6" (6.4m x 4.4m)
UNPACKING ROOM: - 21' x 20' (6.4m x 6.1m)

The gardens and grounds are well maintained with extensive open lawn leading to a substantial ornamental fish pond, fenced boundaries, former chicken run. The whole site is approaching 1 acre.

POSTCODE: IP21 5DY

VIEWING: By arrangement with the agents, Hamilton Smith, , or email us at You can also visit our web site