An exceptional two bedroom former carriage lodge converted to an extremely high standard and situated in a desirable location between Snape and Aldeburgh. EPC C.

Location - The Carriage House lies in a delightful rural position within the Blackheath Estate in the village of Friston, between Aldeburgh and Snape. The village of Friston has a church, village hall and public house. Most everyday needs can be found in the nearby town of Saxmundham, about three miles to the north or in Leiston, just over three miles away.

Friston lies approximately four miles from the very well known coastal town of Aldeburgh one of the region’s most desirable seaside towns. Aldeburgh has a thriving high street with many local and national shops and restaurants as well as a golf club and sailing club. The town is in the heart of the Suffolk Heritage Coast Area of Outstanding Natural Beauty. The village of Snape is within about three miles and here there is the famous Snape Maltings concert hall, home of the Aldeburgh Festival. The remaining areas of the Heritage Coast including Orford, Thorpeness, Walberswick and Southwold are all within easy reach. The nearest railway station is at Saxmundham from where there are connecting trains to Ipswich and some through trains direct to London’s Liverpool Street station.

Description - Forming part of the Blackheath Estate, The Carriage House has been extensively renovated. The property is presented to an exceptional standard throughout having been meticulously restored.

Ground Floor - Entering through a wooden panelled entrance door into

Reception Hallway - With Suffolk brick flooring, stairs leading to first floor and door into

Bedroom Two - 4.17m x 3.63m (13'8" x 11'11") - A good size dual aspect double bedroom with inset ceiling spotlights, TV point and telephone point. Pleasant outlook over the communal gardens to the side and across to Friston Hall and park land to the front A glazed panelled door leads out to the courtyard and communal gardens. Doors into:

Walk In Dressing Cupboard - With full length shelf and rail below. Plumbing and space for washing machine.

En-Suite Shower Room - Incorporating a shower cubicle with front glass sliding door, low flush WC and vanity hand basin with mixer tap above. Automated sensor wall mirror with shaver socket. Electric towel rail. Inset ceiling spotlights and extractor fan.

Stairway leads to

First Floor -

Landing - Boasting a wealth of original features including exposed ceiling timbers and fine oak wall shuttering with original glazed opening. Wall mounted down lights. Smoke detector. Door into

Living Area - 8.69m x 5.49m’ (28'6" x 18'0"’) - An exceptional open plan kitchen/dining/living area, full of character and light and benefitting from a triple aspect.

The kitchen area has a raised floor and incorporates a superb range of base level units in grey with natural stone worktops and a matching island unit. One and a half bowl stainless steel sink unit with mixer tap. Neff electric oven and Neff four ring electric hob with integral extractor fan. Integral fridge, freezer and dishwasher. From the kitchen area there is a superb southerly outlook over open farmland towards Iken in the distance.

The open plan dining and living area also boasts a wealth of original impressive wall and ceiling timbers and outlook over the parkland and gardens of Friston Hall. TV point. Telephone point. Storage cupboard providing useful additional space and with exposed ceiling timbers.

Master Bedroom - 3.05m x 4.32m (10'0" x 14'2) - A double bedroom with vaulted ceiling and exposed timbers. Extensive cupboard units with hanging rail and shelves. Telephone point. TV point.

Bathroom - Panelled bath with freestanding separate handset shower unit, low flush WC and vanity hand basin with mixer tap and automated mirror above. Heated towel rail. Extractor fan and inset ceiling spotlights.

Outside - The property is located at the end of a private driveway, adjacent to Friston Hall. The tenant will have the benefit of using and enjoying the large beautifully landscaped communal gardens which immediately adjoin The Carriage House. In addition to the communal parking area, the tenant will have use of two bays of the open fronted carriage lodge.

Services - Mains water and electricity connected. Shared private drainage system.
Biomass boiler with underfloor heating on both the ground floor and first floor. Fibre broadband.
Where appropriate, some of the services are metered and recharged by the Estate at cost - please see below:

- Sewerage £30 pcm (charged monthly)
- Broad band £50 pcm (charged monthly)
- Electricity 27.47p/kWh (charged quarterly)
- Water £2.00/unit (charged quarterly)
- Biomass 6.0p/kWh (charged quarterly)

Council Tax - Council Tax Band B £1696.53 payable per annum 2025/2026
Local Authority East Suffolk Council.

Note - NOTE: Items depicted in the photographs or described within these particulars are not necessarily included within the tenancy agreement. These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn.
February 2026