Kelsale, Saxmundham, Suffolk, IP17

A meticulously restored and immaculately presented historic Grade II Listed manor, in an idyllic and secluded setting at the head of a long drive next to the parish church.

Standing at the head of a long private driveway, The Old Manor House enjoys an elevated, secluded and tranquil edge of village setting, adjacent to the picturesque parish church of St Mary & St Peters.

Listed Grade II and understood to date from the late 16th Century, the house was substantially enlarged and modified in 1906 when Courthope-Munroe, a London barrister, commissioned the well-reputed Cambridge architect Edward Schroeder to transform the original farmhouse into a handsome arts and craft Manor House with three intersecting wings forming a u-shape plan.

In recent years the property has been comprehensively and sympathetically restored and maintained to the highest of standards to create a stunning and beautifully appointed home. The accommodation flows from a vaulted timbered and panelled central reception hall, to include four very different and atmospheric principal reception rooms, a stunning kitchen/breakfast room by Plain English, with granite work surfaces, links through to an equally impressive and wonderfully light, contemporary garden room with bi fold doors opening onto the gardens in both directions. In addition, there are service rooms and a wine cellar vault.

The first floor presents a sumptuous master bedroom suite in the west wing, together with three further double bedrooms, including en suites and dressing rooms. The floor above provides two further independently accessed bedrooms, taking the total to six, plus two further bathrooms and an attic study and sewing/hobby room.

The property benefits from a modern mains gas fired central heating system, with new boilers, and has underfloor heating beneath the French limestone tiling running through the east wing. There is a Lutron lighting system and a new Sonos entertainment system throughout the house, together with upgraded modern security and IT systems.

OUTSIDE

Automatically controlled wooden gates access a tree and post and rail lined graveled driveway, which sweeps up to a parking and turning area prior to reaching the house, fronting onto which is an oak framed cart lodge with a newly tiled roof, large well-equipped workshop, with a multi-purpose studio loft room above. The building offers the flexibility for a conversion to a variety of annexe uses.

The driveway continues under the canopy of mature Holm Oak and Yew trees beyond the house to a secure heritage double garage.

Facing south, the house sits amidst delightfully mature, sheltered and secure, professionally landscaped gardens and grounds. The formal front garden includes a crescent shaped lawn bordered by deep, well stocked and colourful herbaceous and shrub borders with a screening Beech and Holly hedge. Central steps, designed by Gertrude Jekyll, lead down to a crescent pond from where there are delightful views over the surrounding countryside.

To the east is a sheltered formal suntrap courtyard enclosed by Yew and box hedging with paved terraces and walkways divided by lavender and flower beds, water fountains and olive trees. Formal lawns lie beyond a wide terrace which runs around the house, and include a delightful climbing rose clad pergola walk, with further lavender and flower borders, leading to a picturesque wooden bridge which crosses the moat into the parkland grounds. Bordering the churchyard and enclosed by hedgerow, mown rides lead through wild grass and meadow areas between the numerous trees.

A brick and peg tiled Bothy ‘hedge house’ offers a panoramic view across the surrounding farmland and a further bridge crosses back over the moat to link, via circular brick steps, to a wide paved terrace fronting onto the aforementioned garden room, whilst further steps lead beyond herbaceous borders to the heated swimming pool which is sheltered by Yew hedging and tall grasses with an orchard containing apple, plum, pear, quince and medlar trees and sheltered by a well-managed productive kitchen garden with raised beds beyond. In all the property extends to about 5.7 acres.

LOCATION

Nestled on the edge of the pretty small village of Kelsale, The Old Manor House stands next to the parish church of St Mary & St Peter. The charming and historic village, with its varied mix of period properties, has an active local community and is located just 8 miles from the beautiful Suffolk Heritage Coast. Nearby Saxmundham (1½ miles) provides a full range of local shopping and commercial facilities, together with both doctors and vet practices. The town has Waitrose and Tesco stores, and its rail station provides regular service to London’s Liverpool Street Station (via Ipswich). The A12, which bypasses both Saxmundham and Kelsale, provides direct links south to Woodbridge, Ipswich and the country’s main road network beyond.

DISTANCES

Saxmundham station – 1½ miles (branch line services to Ipswich)
Framlingham - 8 miles
Woodbridge – 15 miles
Aldeburgh & The Suffolk Coast – 8 miles

DIRECTIONS (IP17 2PG)

From Ipswich travel in a north easterly direction on the main A12. After bypassing Woodbridge and Wickham Market continue through the villages of Stratford St Andrew and Farnham. Proceed beyond the turning to Aldeburgh and continue along the Saxmundham bypass. As the road curves gently to the right take the next junction signed Kelsale and Saxmundham on to the B1121 (the old A12). Continue for approximately half a mile, taking the first left-hand turn after the recreation ground to Kelsale village centre. Continue into the village and over the small bridge. The wooden gated entrance to The Old Manor House will be found on the left-hand side.

What3words: ///tilting.convey.squish

PROPERTY INFORMATION

Services Mains electricity, gas water and drainage are connected.
Council Tax: Band G. South District Council.
Broadband: Ofcom reports superfast broadband is available at the property.
Mobile Signal: Ofcom reports this is likely.
Tenure Freehold with vacant possession at completion.
Fixtures and fittings: Carpets, curtains and blinds are included in the sale. Fixtures and fittings, garden ornaments, statuary and gardening equipment together with much of the furniture is available to purchase by separate negotiation.

Agents Note: External photography is from the summer of 2021.

Viewing By appointment with Jackson-Stops.