Watery Lane, Little Henny, CO10

An instantly attractive and characterful period property (not listed) set in a substantial 0.4 of an acre plot on the scenic Essex/Suffolk border.

What We Say

This captivating property welcomes you instantly with its beautifully presented yet character-rich ambiance. Generous ceiling heights complement the light-filled accommodation, while views across the grounds, picturesque woodland, and farmland vistas can be enjoyed from virtually every window.

What the owners say

It is with heavy hearts that we will be parting with our beloved home of 38 years. This special place has been the backdrop to countless cherished memories, but advancing years guide us toward downsizing to a property within walking distance of local shops. We hope the new owners will find the same joy that we have experienced here. As an added blessing, you will find the neighbours lovely.

History & Background

This enchanting period residence, part of which is believed to date to the 17th century with later additions, offers historic charm without the restrictions of a listed status. Once belonging to the prestigious Aubrey farming estate, the property enjoys a prominent position with surrounding open countryside near the picturesque Stour valley. Inside, generously proportioned spaces include three reception rooms, a country kitchen featuring an AGA, and superb service areas. Two staircases enhance the home's versatile layout, leading to an open galleried office easily adaptable to a fourth bedroom, and an upper landing connects three spacious double bedrooms.

The property also boasts an art studio, equally suited as a fitness space, guest accommodation, or alternative work-from-home environment—particularly advantageous should the current office become an additional bedroom. The accommodation has notable light-filled rooms with good ceiling heights that highlighting much character, including exposed timbers, traditional red brick chimney breasts, and authentic period details. The mature grounds extend to 0.4 of an acre.

Setting & Location

The property stands prominently on the A131, approximately three miles south of Sudbury, Suffolk, and five miles north of Halstead, Essex - both attractive and historic market towns. Little Henny lies in the County of Suffolk, with an Essex postal code and under the local authority of Braintree. The area is mostly arable farmland and some woodland and alongside the house is a country lane that leads through to the River Stour where a scenic 2 mile cross-country walk leads to the Henny Swan or a shorter 1.4 mile walk will take you into the village of Wickham St Paul where there is both a farm shop/café, weekly post office and further pub/restaurant. More immediately, there is a small handful of neighbouring properties and Henny Vets for small animals. The nearest primary schools are in the villages of Bulmer or Pebmarsh, and secondary education is found in both Sudbury and Halstead.

The house offers an attractive setting with mature grounds, framed by attractive boundary hedges, and to the front is a wall and railings. Access to parking is at the rear via Watery Lane. Currently, the drive provides parking for three vehicles and could be extended if needed.

Ground Floor Accommodation

The main entrance is on the side leading to a spacious hall with a vaulted ceiling, where a further door leads out to the rear garden. Exposed brick flooring features continue through to the inner hall and kitchen. Access leads to the stylish cloakroom/w.c and a spacious utility room. The inner hall has stairs leading to the first floor and an attractive period real-flame-effect fireplace feature. The country kitchen/breakfast room has a wonderful walk-in pantry, fitted in attractive country cream units beneath either granite or oak work tops. The main feature is the AGA oven, and in one corner is bench seating to accommodate a round table to seat four/five people. A step-up leads into the formal dining room, where access leads to the original front door. The room features attractive wood flooring and a red brick chimney breast. Access leads on to the sitting room – a cosy room for winter with exposed beams and the same chimney breast and recess housing a traditional multi fuel burner.

The delightful and spacious family room is located to the rear, overlooking the glorious gardens and with doors providing access to the terrace areas. The room is vaulted with stairs leading to the first floor and an upper gallery area, currently open plan and used as an office. This area could become a fourth bedroom with the erection of a stud wall. At the foot of these stairs is a bathroom, designed with a Victorian style panelled theme with the bath separated from the w.c and wash basin by a half wall.

First Floor Accommodation

On the first floor are three generous-sized bedrooms with two separate landings. The middle bedroom has access onto both landings, and each room enjoys views over the surrounding countryside. There is also a first-floor shower room.

Grounds

The mature grounds extend to 0.4 of an acre with lawns extending on the south, east, and west sides with mixed hedge boundaries, including an attractive copper beach hedge. On the front boundary, perfectly framing the house, is an attractive walled boundary with iron railings, a twisted Willow, and further hedging. A wildlife pond also features at the front with two mature oaks, and there is also an attractive flint stone wall and path to the rear.  The lawns are interspersed with well-stocked beds, including hundreds of Spring bulbs, and to the rear is attractive brick terracing where there is a glass-covered area for alfresco dining overlooking the water feature. There is also a natural well and a large Eucalyptus tree with lawns continuing to a further area of the garden, alongside the screened driveway.

Services

Oil Fired Heating

Private Drainage

Mains Electricity

Mains Water

Bottled LPG for real flame fire

Monitored Burglar and Fire Alarm

Water Softener.

Filtered drinking water tap in kitchen

Agents Notes

• The property is on one registered title EX 367016
• Consideration has been given to the fact that the private drainage may not meet current legislation. Any replacement system would be at the buyer’s cost.
• There is an easement to access the septic tank on the neighbouring land.
• The property is fitted with an alarm that is connected to a subscribed monitoring station.
• National Grid is currently constructing a new substation approximately five hundred meters from the property. The substation is out of sight, strategically located between Butler’s wood and Waldegrave wood. This will include upgrading the pylons five hundred meters away.

 

EPC rating: F. Tenure: Freehold,