Ducks Lane, Exning, Newmarket, Suffolk, CB8

A Characterful Haven with Endless Possibilities | Exning

If you have been searching for a home that combines the charm of the late 19th century with the ultimate in modern flexibility, this beautiful four-bedroom detached residence is a must-see. Originally built circa 1890 as two cottages, the property has been thoughtfully converted into one expansive family home that seamlessly blends historic soul with contemporary living.

The character of this home is evident from the moment you step into the large, welcoming hallway, which offers ample storage for a busy family. You are greeted by vaulted ceilings, beautiful beams, and exposed brickwork that tell the story of the building's heritage. To the front, two elegant reception rooms overlook a private, south-facing orchard garden, home to productive plum, cherry, and walnut trees—the perfect spot for a morning coffee in the sun.

The heart of the home is undoubtedly the stunning kitchen diner at the rear. This space is designed for both the serious cook and the social entertainer, featuring a large electric double oven, a ceramic hob, and beautiful porcelain flooring with underfloor heating. A decorative log burner and striking exposed beams add to the ambiance, while multiple windows flood the room with light and offer views over a secluded courtyard. Practicality is well-catered for with a generous utility room and a stylish downstairs shower room featuring a large walk-in rainfall shower.

Upstairs, the sense of space continues with four well-proportioned bedrooms, including two excellent doubles, served by a well-appointed family bathroom featuring a tub for a relaxing soak.

However, the true "wow factor" lies just across the courtyard in the self-contained annexe, affectionately named 'The Burrow.' This exceptional space offers a large open-plan living area with its own kitchenette and a high-specification bathroom. Whether you require a home for multi-generational living, a dedicated professional office, a guest suite, or a potential income stream via Airbnb, The Burrow provides the perfect solution. Adjacent to the annexe is an oversized double garage with an electric door, offering space for multiple vehicles, a home gym, or even further conversion potential.

Exning is a village that prides itself on a vibrant sense of community, offering a lifestyle that is increasingly hard to find. It is a place where neighbours become friends, evidenced by the much-loved local traditions that fill the calendar, from the excitement of the annual duck races to the various summer fetes held in the village. The community is well-served by a range of local facilities, including a convenience shop, barbers, hair salon, and a local cake shop, alongside the community centre and the historic village church. Unlike most small villages, Exning still boasts 3 thriving public houses each with their own unique charm and character. 

For families, the outstanding-rated Exning Primary School and Stepping Stones nursery are just a short walk away, while the surrounding countryside offers a wealth of beautiful walks right on your doorstep. Complimenting its peaceful, close-knit feel, Exning remains incredibly practical, with the extensive amenities and transport links of Newmarket just a short drive away. The village is also perfectly positioned with excellent transport links to Ely, Bury St Edmunds and Cambridge. 

Offered chain-free and ready for its next chapter, this is a rare opportunity to own a piece of local history with the versatility to suit any modern family. We invite you to step inside and discover the magic of this home for yourself—it might just be the one you have been waiting for.

Material information:

Construction Type: Brick and slate roof  

Sources of Heating: Gas central heating- combi-boiler 

Sources of Electricity supply: Mains supply

Sources of Water Supply: Mains supply 

Primary Arrangement for Sewerage: Mains supply

Broadband Connection: See Media 

Mobile Signal/Coverage: See Media 

Parking: Driveway and Double Garage 

Building Safety: No issues 

Listed Property: No 

Restrictions: None

Private Rights of Way: None

Public Rights of Way: None

Flooded in Last 5 Years: No 

Flood Defences: No 

Planning Permission/Development Proposals: None

Entrance Location: Ground floor

Accessibility Measures: Self contained annexe on ground floor level 

Located on a Coalfield: No

Other Mining Related Activities: No

Entrance Hallway

2.82m x 2.17m - 9'3" x 7'1"
Step inside from the south-facing orchard garden into a hallway that offers a truly warm welcome. This generous space is laid to carpet and features a window to the front, perfectly connecting the ground floor living areas while providing access to the staircase. It includes an extensive cloakroom and pantry area, offering the kind of essential storage that makes this a practical and inviting entrance for a busy family home

Living Room

5.31m x 4.27m - 17'5" x 14'0"
The main living room is an excellent sized space designed for relaxation and family time. It features double aspect windows to the front that offer lovely views over the south-facing orchard garden, filling the room with natural light. The room is laid to carpet and boasts a unique open-plan ceiling area—a clever architectural nod to the home's history that captures the space where the previous stairwell once stood. It is a perfect spot to cosy down and unwind at the end of a long day

Reception Room/Office

3.06m x 3.93m - 10'0" x 12'11"
The second reception room offers total versatility to suit your lifestyle—whether you require a formal dining space, a dedicated home office, or a playroom, this room can adapt to your needs. It features double aspect windows to the front and side, ensuring a bright atmosphere, and is finished with comfortable carpet. The room is full of character, anchored by a period fireplace with a mantelpiece, and includes a handy built-in storage cupboard. It is the perfect place to shut yourself away and enjoy some quiet time

Kitchen Diner

7.31m x 2.46m - 23'12" x 8'1"
This room is the true heart of the home and is overflowing with character, featuring a striking exposed brickwork wall, rustic beams, and a high ceiling that creates a wonderful sense of space. The kitchen is as practical as it is beautiful, offering extensive storage and workspace, alongside a large double electric oven and a ceramic hob. The area flows naturally into a dining space designed for family gatherings and social occasions. The entire room is finished with high-quality wood-effect porcelain flooring with the added luxury of underfloor heating. With four windows overlooking the private courtyard, this is a bright, atmospheric space where you will never tire of cooking or entertaining

Utility Room

2.16m x 2.41m - 7'1" x 7'11"
Located just off the kitchen diner, this large utility room is the height of practicality. It offers dedicated space for three appliances and includes built-in shelving for excellent organisation. A low-bearing sink with a water softener is positioned to overlook the courtyard, while the room is finished with durable vinyl flooring—ideal for managing the transition when stepping inside from the courtyard

Downstairs Bathroom

1.48m x 2.39m - 4'10" x 7'10"
Finished with crisp white tiles for a sleek and clean appearance, this practical space features durable vinyl flooring and a modern three-piece suite. The highlight is the large walk-in shower, which comes equipped with both a flexible hose and a luxurious rainfall head. The room also houses the home's hidden boiler, a half-length chrome heated towel radiator, and a window that overlooks the private courtyard

Landing

2.39m x 2.12m - 7'10" x 6'11"
Reach the first floor via the carpeted staircase to be greeted by a central landing that provides a natural divide for the home. This space allows you to step in both directions, seamlessly connecting the upstairs private quarters and providing access to all four bedrooms and the family bathroom

Principal Bedroom

3.26m x 4.06m - 10'8" x 13'4"
As the largest of the four bedrooms, the principal suite is a wonderful retreat designed for a restful night's sleep. The room features double-aspect windows that offer elevated views over your private orchard garden, creating a bright and airy feel. It is finished with comfortable carpet and provides excellent storage solutions, including a built-in double wardrobe with additional storage cupboards situated above

Bedroom

3.05m x 2.74m - 10'0" x 8'12"
The second double bedroom is full of character, featuring a striking vaulted ceiling that enhances the sense of space and light. The room is laid to carpet and includes a window that offers pleasant views overlooking the orchard garden, making it a charming and comfortable guest or family room

Bedroom

2.15m x 3.01m - 7'1" x 9'11"
This charming single room is finished with carpet and features a window to the front. It includes a practical storage cupboard built in over the stairs, making the most of the space. Ideally situated right next to the principal bedroom, it would serve perfectly as a nursery, a child's bedroom, guest room or a quiet dressing room

Bedroom

2.16m x 2.28m - 7'1" x 7'6"
This final single bedroom is another perfect space for a child, guest room or for use as a home office. It is finished with carpet and features a window to the front, creating a bright and cosy atmosphere for any member of the family

Bathroom

3.04m x 1.3m - 9'12" x 4'3"
The family bathroom features a vaulted ceiling that adds a sense of light and space, complemented by a window to the rear. It is fitted with a clean, white three-piece suite, including a relaxing bath that offers the potential for an easy conversion into an additional shower if desired. The room is finished with practical vinyl flooring and includes built-in storage shelves, ensuring the space remains organised and tidy

The Burrow Annexe

7.05m x 2.96m - 23'2" x 9'9"
Block built to a very high standard, this exceptional space truly has to be seen to be believed. Built by the current owners to offer total versatility, it is ready to be used as a high-end home office, a guest suite for multi-generational living, or even a lucrative Airbnb. The large open-plan living area features high-quality wood-effect porcelain flooring with the luxury of underfloor heating, complemented by LED mood spotlights and handy power points with integrated USB sockets. The stylish kitchenette is fitted with bespoke lighting, a built-in fridge, and a breakfast bar area for casual dining. Fully self-contained, The Burrow benefits from its own dedicated boiler and Wi-Fi router for complete independence. It is easily accessed by stepping across the private courtyard from the main house or via its own side-gated entrance

The Burrow Annexe Bathroom

1.74m x 2.56m - 5'9" x 8'5"
The luxury continues into the ensuite bathroom, which features the same high-quality wood-effect porcelain flooring and underfloor heating found in the main living area. This stylish space includes a modern three-piece suite, headlined by a large walk-in shower equipped with both a flexible hose and a rainfall head. Finished with a heated towel rail, bright spotlights, and a window overlooking the courtyard, it offers a sleek and comfortable environment that perfectly complements the annexe

Double Garage

6.92m x 6.31m - 22'8" x 20'8"
Located adjacent to 'The Burrow', this is so much more than just a standard garage. It is an oversized space designed with both security and practicality in mind, featuring an electric double door with remote controls for added convenience. For those with motorcycles or high-value equipment, two ground anchors have already been professionally installed. The space is well-equipped with plenty of power sockets and features additional structural beams located above, providing clever overhead storage. Whether you need a home for multiple vehicles, a high-spec home gym, or substantial storage, this space is ideal. Furthermore, it offers a fantastic opportunity for a secondary annexe conversion in the future, subject to the necessary planning permissions

Courtyard

The fully paved courtyard is a private and secluded outdoor space that is not overlooked, serving as the central hub that connects the main house, The Burrow, and the double garage. With gated access, it offers both security and convenience. The area is well-equipped with an outside tap and outdoor power sockets, making it as functional as it is peaceful. It is the perfect spot to sit back and relax with a morning coffee or host a BBQ with friends and family in a quiet, sheltered setting

Orchard Garden

Located at the front of the property, the orchard garden is a private, south-facing sanctuary laid to lawn and surrounded by mature bushes that ensure privacy. It is home to a productive variety of trees and shrubs, including a hazelnut bush, and plum, cherry, and walnut trees. This garden provides a beautiful outlook from the front of the house and also provides access to the tarmac driveway, which offers convenient off-road parking for three cars