A charming two-bedroom period cottage set within approximately 4.5 acres of land, including established paddocks, and superbly positioned on the edge of a highly sought-after village.

The property is complemented by an extensive and well-appointed equestrian yard, offering significant potential for alternative or enhanced use (subject to the necessary planning consents). Equestrian facilities include eight attractive clunch stables, 13 additional loose boxes, a five-horse walker, and a lunge barn. Further outbuildings include a distinctive Grade II listed dovecot, adding considerable character and heritage appeal.

Approximately 3.8 acres of paddocks are located to the rear of the property, providing grazing. Altogether, this is a rare opportunity to acquire a period home with equestrian facilities in a popular village-edge location, offering both lifestyle appeal and future potential.

Location

Exning lies immediately to the north of Newmarket town boundary and offers a range of facilities including shops, nursery school, primary school, post office, public houses together with a regular bus service. There is easy access to the A14 dual carriageway which interconnects with many of the region's principal traffic routes with Cambridge and Bury St Edmunds both some 13 miles distant.

Cottage accommodation

Entrance porch

Snug/office

Kitchen/dining room

a double aspect room with range of fitted base and wall mounted units, space for freestanding oven with extractor hood over, tiled flooring, pair of glazed entrance doors.

Living room

with a pair of arched windows to the front aspect, stairs leading to the first floor, wood effect laminate flooring.

First floor

Landing

Bedroom 1

with sloping ceilings, exposed ceiling beams, fitted wardrobes, dormer window to the front and Velux window to the rear.

Bedroom 2

with sloping ceilings, dormer window to the front and Velux window to the rear.

Bathroom

with bath hand basin and low level WC, Velux window to the rear aspect.

Outside

To the rear of the cottage is a sheltered yard with 8 traditional large clunch, flint and brick boxes (measuring approx. 15'7 x 11'11 and 14'11 x 10.9), an 'L' shaped traditional block with 6 boxes (measuring approx. 15'1 x 10'9), a tack room and feed room and a row of 3 timber boxes (measuring approx. 12' x 12').

A further row of 4 timber boxes to the rear (measuring approx. 12'2" x 12'2") stands adjacent to an attractive grade 2 listed Dovecote and a path leads to a lunge barn and a 5 horse walker. A loading ramp is located next to the driveway entrance.

An area of paddocks south of the yard and stables provides a turnout facility, and extend to some 3.8 acres.

Services and tenure

Tenure The property is freehold.
 
Services Mains water, gas, drainage and electricity are connected.
The property is in Exning conservation area and is in a low flood risk area.
The property has a registered title.
Internet connection, basic: 17Mbps, Superfast 119Mbps, Ultrafast: 1000Mbps.
Mobile phone coverage by the four major carriers available. EPC: E 
Council Tax D West Suffolk District Council