Benhall Green, Saxmundham, Suffolk, IP17

A picturesque village house overlooking its enchanting gardens, together with a multipurpose studio.

Lime Tree House is a beautiful Grade II Listed former farmhouse, originating from the 17th Century, blending exquisite character and modern day comforts. The accommodation extends in all to about 3,368 sq ft and displays a wealth of period features throughout.

Nicely elevated from the village street, the house exterior has been freshly painted, whilst the red brick rear looks out onto the delightful south west facing lawn. Many rooms are twin aspect, enjoying views over the stunning gardens.

The front door opens into the heart of the house, with an exposed brick floor and French doors opening out onto the sun-drenched York stone rear terrace. The open plan farmhouse kitchen/diner is ideal for everyday use or friend and family gatherings and features an electric AGA and ample work surfaces. Adjacent is a good sized utility room, set off which is a larder, cloakroom and separate side entrance from the vegetable patch. Perfect for gardeners with muddy boots or dogs with muddy paws.

Beyond the kitchen diner space, at the opposing end, is a further light filled sitting room and games parlour with wood burner and a walnut floor.

From here an adjoining study hallway is perfect for working from home, with high speed internet connection. The house now also benefits from a Google Nest thermostat linked to the oil-fired central heating system, which can be controlled remotely. The home office space leads to a large shower room and access to the wine cellar below. An atmospheric drawing room serves as a snug and TV space, with exposed timbers and on attractive carved brick fireplace, plus a hobbit door to a blissful courtyard garden. A true haven all year round.

The first floor is approached by two staircases, with the principle one rising to a light, wide landing with a vaulted ceiling. There are five well-appointed bedrooms and two bathrooms, including a luxury family bathroom with roll top iron bath, plus a sixth attic bedroom above that could be a children’s games room or further guest quarters.

OUTSIDE

Lime Tree house sits amidst delightfully mature sheltering and secluded gardens which lie mainly to the rear of the house. Facing south and west they are enclosed by natural hedgerow and a variety of maturing trees including Medlar, Mulberry, Walnut and Yew. An attractive York stone terrace runs the length of the house and opens out onto a wide central lawn with well stocked colourful herbaceous shrub and borders. To one side is an area of kitchen garden and complete with a greenhouse and the ‘gardeners’ folly’ potting shed, whilst at the southern end of the house is a delightful walled courtyard garden with its wall adorned with climbing roses and clematis. A wisteria clad pergola runs between the garden and a brick range of former outbuildings which have been converted to create a functioning art studio, workshop and a games room, with the benefit of power connections. This could be converted into a separate dwelling with relevant permissions. There is a small, shallow pond abutting the folly that could potentially be turned into a larger natural swimming pool. To the front of the house is a wildflower garden and ample gravel parking spaces.

LOCATION

Benhall Green is a peacefully tucked away village, with friendly inhabitants and its own thatched primary school. Situated just a mile and a half south of Saxmundham, the nearby town provides a useful range of local shopping and commercial facilities including a Waitrose and Tesco store. There is a doctors’ surgery, veterinary practice and the Seckford Foundation run free school. Schooling in Framlingham is also an option by bus. Branch rail services run to Woodbridge & Ipswich with connections to London’s Liverpool Street Station whilst the A12, which bypasses the town, links to the riverside town of Woodbridge (12 miles) and beyond Ipswich to London’s M25 as well as Cambridge and the Midlands (via the A14). The popular Suffolk Heritage Coast lies 612 miles to the east with its appealing and varied coastal towns and villages, including Aldeburgh and the well renowned Snape Maltings Concert Hall.

DISTANCES

Saxmundham & its rail station – 1½ miles
Aldeburgh & the Suffolk Coast – 6½ miles
Woodbridge - 12 miles

DIRECTIONS (IP17 1HU)

From Ipswich travel in a north easterly direction on the A12. After bypassing Woodbridge and Wickham Market proceed through the villages of Stratford St Andrew and Farnham and beyond the turning to Aldeburgh. Shortly thereafter turn off to the right onto the B1121 signed to Saxmundham. Proceed over the railway bridge and then take the next right hand turning signed to Benhall Green. The entrance to Lime Tree House will be found on the right-hand side just before the house.

What3words: enlighten.surnames.apples

SERVICES

Mains electricity, water and drainage are connected.

Council Tax: Band F

Tenure: Freehold with vacant possession upon completion.

FIXTURES AND FITTINGS

The fitted carpets are included, items regarded as fixtures fittings, together with curtains, are initially excluded from the sale, although certain items may be available by separate negotiation.

VIEWINGS

By appointment with Jackson-Stops.