Marlesford, Woodbridge, Suffolk, IP13

A handsome farmhouse with a substantial flexible use annexe barn, set amidst 4.5 acres of delightful gardens and grounds bounded by the River Ore.

Lime Tree Farmhouse, with its handsome red brick elevations is non-Listed and thought to originate from the 17th Century with later additions and alterations.

The house has been sympathetically refurbished, updated and extended and offers well presented, light and well flowing accommodation, which includes an impressive sitting room with feature fireplace, oak boarded flooring and which opens into a delightful garden room with twin full-height glazed elevations and full width bi-fold doors opening into the gardens and accessing a wide suntrap terrace to the rear.

The fully fitted kitchen features an AGA and limestone tiled flooring and is also open plan into a dining area with a glazed door to the front garden. The flooring continues through the reception and entrance halls linking into the adjoining former dairy wing, which includes a snug/study, cloakroom and further kitchenette hall.

On the first floor of the main house, a well-proportioned master bedroom enjoys fine views and links to a stunning contemporary en suite bathroom, with vaulted ceiling and central bath. There are four further bedrooms and two bathrooms on this and the floor above, whilst within the aforementioned dairy wing there are two further independently accessed bedrooms and a third bathroom, taking the total number of bedrooms to seven.

The property benefits from LPG central heating system and has a recently installed solar array with battery storage, to offset the electrical costs along with an EV charger.

LIME TREE HAYLOFT BARN ANNEXE

Sharing the initial entrance, but with its own independent parking area, the former Hayloft barn has been converted to provide the flexibility for a variety of annexe uses including holiday letting. Extending to some 1,798 sq ft it includes a full width, open plan central living room with French doors opening onto the gardens, a large kitchen with a utility hall beyond and a flexible arrangement for three separate ground floor bedrooms, with shower rooms, together with a vaulted first floor bedroom and bathroom above. The annexe has 1 acre of lawned gardens running down to the stream, together with a number of mature trees including a fine oak.

OUTSIDE

A recessed five-bar gate and shingle driveway lead to a parking courtyard to the side of the house fronting onto which the grain store studio has been converted to offer the flexibility for a variety of uses including games room or at-home office. The farmhouse sits amidst delightful gardens with a formal part-walled front garden featuring lawns interspersed by a central path leading from a front picket gate and with deep, well stocked herbaceous and shrub borders.

Adjacent is a kitchen garden with a series of raised beds at the end of which is a Heritage greenhouse. To the rear, the gardens, which are enclosed by hedging and post and rail fencing, run down to the stream and include a wide sun trap terrace. The areas of lawn are interspersed with mature trees and orchard varieties.

A five-bar gate through post and railing opens onto the 2.5-acre south meadow which has independent access and a recently constructed store and stable range.

In all the combined Lime Tree Farm and Hayloft Barn extend to 4.6 acres.

LOCATION

Positioned on the edge of the village of Marlesford, Lime Tree Farmhouse enjoys a hamlet style setting. The village, with its well reputed farm cafe, is conveniently located for easy access to the appealing market towns of Woodbridge (7 miles), Framlingham (5 miles), Saxmundham (6 miles) and Aldeburgh (11 miles), whilst neighbouring Wickham Market is just 2 miles way. All of which provide a wide range of local shopping and commercial facilities, with top performing schools catering for all age groups in both the state and private sectors.

Tunstall and Rendlesham Forests, together with Orford and the Suffolk Coast, lie between 5 and 8 miles to the east and from Campsea Ash rail station, which is just 1.3 miles with its regular branch line services to Ipswich. The A12, which bypasses Wickham Market and the village, links to the county town of Ipswich and London’s M25 and beyond to Cambridge and the Midlands (via the A14).

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DISTANCES

Wickham Market – 2 miles
Campsea Ash Station – 1.3 miles
Framlingham – 5 miles
Tunstall Forest – 5 miles
Woodbridge – 7 miles
Orford & Suffolk Coast – 8 miles
Aldeburgh – 11 miles

DIRECTIONS (IP13 0AE)

From Ipswich travel in a north easterly direction on the main A12, after bypassing both Woodbridge and Wickham Market continue on the A12. As it reduces from dual carriageway to single carriageway and drops down the hill into Marlesford, turn left at the bottom of the hill signed to Hacheston. Proceed along this lane for about 150 yards, taking the first track turning on the right (marked by a small grass triangle). Proceed along the unmade track roadway where Lime Tree Farmhouse will be found situated to the right-hand side.

AGENT’S NOTES

Annexe: The current planning permission for Hayloft Barn is as an annexe facility to the main farmhouse and can be used for a variety of such purposes including as a holiday let, it is reported.

Footpath: A well-managed public footpath nips through the outer entrance and runs alongside the western boundary beyond the entrance gate and fencing, heading into the village.

Solar Arrays: Both properties have recently installed solar arrays with battery storage to offset electrical costs.

PROPERTY INFORMATION

Services: Lime Tree Farmhouse and The Hayloft Barn annexe have independent mains electricity and water connections, and both have independent modern private drainage systems.
EV car charger.

Mobile: Ofcom reports main providers coverage is likely at both the Farmhouse and Annexe.

Broadband: Ofcom reports superfast broadband is available at both the Farmhouse and Annexe.

EPC: Lime Tree Farmhouse F; Hayloft Barn Annexe E

Council Tax: Band F. East Suffolk Council

Tenure: Freehold with vacant possession at completion.

Fixtures and Fittings: Items regarded as fixtures and fittings, including carpets and curtains, are initially excluded from the sale, although certain items may be available by separate negotiation.

Viewings: By appointment with Jackson-Stops.