Knodishall, Saxmundham, Suffolk, IP17

Standing amidst magical gardens in a secluded and tranquil setting, close to the Suffolk Heritage Coast, an elegant, and beautifully appointed former Georgian rectory, with impressive coach house.

Set off a quiet country lane and enjoying a tranquil and secluded hamlet setting opposite the Church of St Lawrence, amidst wonderfully mature gardens and grounds, Knodishall Place, with its handsome and well-balanced elevations, is Listed Grade II and understood to date from the early 19th Century. The former rectory underwent a thorough restoration and refurbishment in recent years and today offers 6,785 sq ft of well laid out, elegant accommodation, presented to a high standard throughout. Benefiting from modern central heating and security systems, the house offers three gracefully proportioned principal reception rooms with impressive full height shuttered sash windows, together with a delightful library reception hall and a large study/playroom.

The impressive 30ft kitchen/breakfast room includes fully fitted bespoke units together with an Aga and underfloor heating. The service rooms include a boot room as well as a basement games room, whilst on the first floor are six bedrooms, three luxury bathrooms, together with a shower room and laundry, with a tower room/study completing the accommodation.

COACH HOUSE

The self-contained coach house, standing adjacent to the main house has been significantly extended and refurbished by the current owners, to present 2,565 sq ft of flexible use accommodation, including an entrance hall, two stunning reception rooms, a spacious central kitchen and cloakroom with three bedrooms, two bathrooms and dressing room on the first floor. Outside is a sun trap courtyard garden and beyond is a spacious garaging range/workshop, with gardener’s facilities and a lean-to store with dog run.

GARDENS & GROUNDS

Twin sets of wrought iron gates access shingle drives which sweep past well-kept lawns and numerous fine oak trees, leading to the front of the house and beyond to the coach house and garaging. The formal gardens lie to the south and west and are sheltered by evergreen hedging and further mature trees, including an impressive cedar. The lawns run beyond steps and a ha-ha to the lower parkland gardens, where there are further oak trees and a hard tennis court, nicely screened and sheltered by evergreen hedging and overlooked by an impressive timber summerhouse pavilion. Pathways lead to a delightful secret arboretum garden, beautifully sheltered and enclosed by a variety of mature trees, shrubs and borders, with a wide central lawn, large pond and two safari style breeze houses. The gardens and grounds benefit from a bore hole feed irrigation system.

The rear driveway provides access to a large modern, multi-purpose workshop/equipment store (55’ x 50’), which has light, power and water connected.

In all, the property extends to 6.25 acres.

LOCATION

Knodishall Place enjoys a tranquil and tucked away rural setting, opposite the parish church of St Lawrence. The nearby village has a primary school, general store, pub and garage and there is a wider range of local amenities in the nearby towns of Saxmundham, Leiston, Wickham Market and Framlingham. The popular coastal towns and villages of Aldeburgh (5 miles), Thorpeness (4 miles) and Snape (3 miles) provide further amenities, including excellent golf courses, sailing on the Alde Estuary and the world-renowned Snape Maltings Concert Hall. There are good road links to Woodbridge, Ipswich, London’s M25 and Stansted Airport, as well as Cambridge and The Midlands (via the A12 & A14) and regular branch line rail services from Saxmundham Station connecting with the main line at Ipswich, running through to London’s Liverpool Street Station in about 70 minutes.

DISTANCES

Aldeburgh & Suffolk Coast – 5 miles
Snape – 3 miles
Saxmundham – 3.5 miles (connecting branch line train links to Ipswich station)
Woodbridge – 14 miles
Ipswich – 23 miles (London Liverpool Street Station 70 mins)

DIRECTIONS (IP17 1TP)
From London and Ipswich, proceed in an easterly direction on the A12. After bypassing Woodbridge and Wickham Market, proceed through the villages of Stratford St Andrew and Farnham and after passing the turning to Aldeburgh, take the next right hand turn signed to Saxmundham (B1121). In the centre of Saxmundham, turn right at the traffic lights, signed to Leiston, and continue into open countryside, taking the first opportunity to turn right – Grove Road – signposted to Friston and Knodishall. Take the next left – School Road – towards Knodishall and then left again to Knodishall Church. The driveway to Knodishall Place will be found on the left-hand side after passing the church.

What3words: ///internet.rewrites.overjoyed

PROPERTY INFORMATION
Services: Mains water, electricity and gas are connected. Modern private drainage system.

Council Tax: House Band F; Coach House B
East Suffolk District Council

Broadband: Ofcom reports there is ultrafast broadband available at the property.

Mobile: Ofcom reports that all networks are likely at the property.

Tenure: Freehold and vacant possession on completion.

Fixtures & Fittings: Items regarded as fixtures and fittings, together with fitted carpets and most curtains, are included in the sale. Garden statutory, is initially excluded, although certain items may be available by separate negotiation.

Agents Note – Energy Infrastructure Projects: Purchasers should satisfy themselves regarding the current proposals for the Sizewell C power station and Friston electric substation projects.

In the opinion of the vendors and their agents, due to its tucked away location and enclave setting, Knodishall Place will remain insulated from these projects.

Viewing: By appointment with Jackson-Stops.