Hook Lane, Hadleigh, IP7

THE PROPERTY
Town House Farm is a modern farmhouse that merges Georgian styling and proportions with Twenty-First Century running costs and convenience.
 
The house was completed in 2016 using high-quality materials and fittings; these were designed, built and installed by some of the area’s most skilled trades people including KLH Architects and Rendall & Wright interior designers.
 
The accommodation is substantial, with 6061 square feet of space (4494 sqft in the main house and 1567 sqft in the attached outbuildings) spanning three floors which includes five reception rooms, seven bedrooms, six bath/shower rooms and an array of supporting rooms. These are arranged around an impressive double height entrance hall with a grand staircase and tall windows.
 
Outside, the house sits at the foot of a peaceful valley, in plot that measures 3.2 acres which is located only a mile and a half from Hadleigh High Street.

THE HOUSE
Design features of note include underfloor heating on ground and first floors (made possible by a concrete first floor), Mumford and Wood sash windows, an integrated Sonos media system (in the ground floor, master bedroom and loggia), Lutron programmable lighting, CCTV, an alarm system, Cat5 wiring, engineered oak floors, two log burners and three sets of bi-fold doors.
 
Thorington Joinery were employed to add bespoke fittings through the home. These include an impressive oak staircase with a polished wrap-around handrail, numerous dwarf cupboards and shelves, fitted wardrobes and a delightful window seat in the breakfast area.

The ground floor features a sizable L-shaped kitchen/breakfast/living room (with an electric Aga, an electric oven, granite surfaces and a two-level island), a dining room with bi-fold doors to the garden, a sitting room with a red-brick fireplace and a study with wall panels.

A 30 x 18 foot entertainment room is found at southern end of the ground floor; this is an impressive reception space where one entire elevation can be opened onto the (west facing) patio via ten bi-fold doors. Electrically operated colour-matched blackout blinds and a drop-down screen transform this room into a home cinema which can comfortably accommodate up to a dozen guests.
 
Other ground floor accommodation includes a WC, a fitted boot room, a cool pantry with granite surfaces, a fitted utility room, a shower room and a communications room.
 
There are five bedrooms on first floor all of which have fitted wardrobes. The substantial master bedroom suite has a walk-through dressing area and a pair of sliding doors that lead to a palatial en-suite bathroom with a triple sized shower, a free-standing bath and his-and-her’s basins.

There are two guest suites, each with their own shower rooms whilst the remaining bedrooms share a family bathroom where the bath enjoys westerly views through oak-framed windows.
 
The top floor houses two rooms and a shower room and could function either as guest accommodation, as a teenager’s retreat or even as office space for anybody needing to work from home.

Please note that some of the wooden fittings require repainting and finishing due to recent wear and tear; some of the carpets will also need replacing.

GROUNDS AND OUTBUILDINGS

The house is initially approached via electric gates and a 500-metre access road which is shared with one residential dwelling, two office buildings, an agricultural barn (which may be converted into a residential house) and access to a large warehouse.
 
Beyond the shared access, the house has its own 70-metre private drive meaning it sits at the centre of its 3.2-acre plot. Its location at foot of a small valley means the house is almost entirely screened from its neighbours.
 
The grounds include three ponds (one with a jetty), a copse, a timber-framed storage barn, dog kennels, a well-tended kitchen garden with a greenhouse, a double cart lodge, a garage and a substantial (gated) parking and turning area.
 
A 25-foot Loggia runs between the kitchen/breakfast room and the cinema room; this has integrated Sonos speakers, faces west for evening sun and enjoys an outlook to the ponds – making it a fabulous eating and entertaining space for the summer months.

LOCATION
Town House Farm is located well away from major roads, around a mile from the centre of Hadleigh in south Suffolk. Hadleigh is a historic town which has a thriving High Street; it includes two supermarkets, several pubs and restaurants, a leisure centre and a doctor’s surgery.
 
The county town of Ipswich is just over eight miles away where some of the region’s best private schools can be found. Both the A12 and A14 can be reached by car inside fifteen minutes’ drive and London commuters can choose from direct services from either Ipswich or Manningtree mainline stations.

DIRECTIONS
Postcode: IP7 5PH
What Three Words location: umbrella.tightrope.journal

POINTS TO NOTE
Pylon wires travel over the southern end of the garden with pylon towers in view of the house – please see site plan and drone photographs.
 
The house is connected to mains electricity and water and has a Klargester water purification sewerage system.
 
EPC rating C.
 
The property is heated by a Biomass boiler system fed from a self-contained pellet store which feeds underfloor heating (on the ground and first floors) and a high-pressure (softened) water system. A series of solar panels on the garage roof supplement the property’s energy requirements.
 
Broadband download speed = 10.1 mpbs. Broadband upload speed 0.5 mpbs.
 
Council tax band G with Babergh District Council (payments of £323.00 PCM)
 
The house has a fire alarm installed.

GENERAL ADVICE
Before booking a viewing of any Brooks Leney property, we suggest buyers view its full online details including the street-view representation, the site map, the satellite view and the floor plan. If you have any questions, please contact Brooks Leney. A PDF version of the floorplan is available on request. These sales details were produced in good faith and are believed to be correct.