Bardwell Road, Sapiston

SITUATION & LOCATION Boreham House occupies a commanding elevated position along a quiet country lane, set within beautifully established gardens extending to approximately one acre (subject to survey). Surrounded by open fields and rolling farmland, the property enjoys a wonderfully private setting on the edge of the highly regarded semi-rural Suffolk village of Sapiston.

Originally constructed in the early 1970s, Boreham House has been thoughtfully extended and enhanced over the years, most recently by the current owners who have resided here since 2015. Their careful improvements have created a substantial and well-balanced family home offering generous, light-filled accommodation arranged over two floors.

At the heart of the house lies an exceptional open-plan kitchen, family and sun room, designed to make the most of the home's idyllic rural setting. Beautifully appointed and flooded with natural light through expansive glazing, this stunning space enjoys uninterrupted southerly views across open countryside. Elegant French doors flank the room, while full-width bi-folding doors open seamlessly onto a paved sun terrace, creating a superb environment for both everyday living and entertaining, and a natural flow between indoors and out.

The versatile layout also provides the option for self-contained annexe accommodation, ideal for multi-generational living or visiting guests. This includes a separate sitting room and a second staircase rising to a first-floor landing, leading to a spacious bedroom and a well-appointed bathroom. Cleverly designed, the annexe connects effortlessly with the remaining three bedrooms and shower room, ensuring cohesion and flexibility across both floors while offering privacy where desired.

Further features include uPVC double glazing throughout, oil-fired central heating, internal oak latch doors and an integral garage with an automated door. Practical additions include a recently installed, modern sewage treatment plant and a substantial 10m x 3m timber workshop/store within the grounds, ideal for hobbyists, motorcycle enthusiasts or general storage.

The sale of Boreham House presents a rare opportunity to acquire a beautifully presented home combining charm, comfort and versatility, set in an exceptional rural location with stunning views and expansive gardens. Early viewing is highly recommended to fully appreciate all that this outstanding property has to offer.

Sapiston is a charming and well-regarded village, benefitting from an excellent village hall and a strong sense of community. Nearby Honington provides everyday amenities including a village shop and fuel station. The area is ideally placed for access to Bury St Edmunds, approximately 8 miles away, and Thetford, some 6 miles distant, offering a wider range of shopping, schooling and transport links, while retaining the tranquillity of village life. 

ENTRANCE HALL With composite entrance door; staircase leading to first floor; radiator; ceramic tiled floor. 

CLOAKROOM With WC and hand basin; water softener; UPVC sealed unit double glazed window; chrome heated towel rail; ceramic tiled floor. 

STUDY 9' 9" x 8' 10" (2.99m x 2.71m) Radiator; UPVC sealed unit double glazed window to front aspect; Karndean flooring. 

SITTING ROOM 22' 10" x 13' 3" (6.98m x 4.06m) Wood-burning stove set in open fireplace with oak mantle and slate hearth; UPVC sealed unit double glazed window to front aspect and UPVC sealed unit double glazed French doors to rear garden and terrace; two radiators; fitted carpet. 

OPEN PLAN KITCHEN/FAMILY ROOM  

KITCHEN/FAMILY AREA 19' 10" x 14' 10" (6.05m x 4.54m) Exceptionally well fitted with range of solid oak matching wall and floor cupboard units with granite works surfaces over incorporating double bowl Butler sink unit with mixer tap; integrated dishwasher and freestanding wine cooler; space for slot-in Range cooker (1000mm) (LPG connection), with integrated extractor in oak feature chimney surround with mantle over; ceramic tiled floor with underfloor electric heating; leading to: 

GARDEN ROOM 16' 1" x 15' 1" (4.91m x 4.62m) With vaulted ceiling; UPVC sealed unit double glazed windows as well as UPVC sealed unit double glazed bi-folding doors (5m span) and French doors to rear garden. Ceramic tiled door with under floor heating provided by mains oil fired heating system. 

UTILITY ROOM 14' 7" x 8' 10" (4.45m x 2.71m) Further range of matching wall and floor cupboard units to match kitchen with granite work surfaces over incorporating Butler sink with mixer tap. Plumbing for washing machine and space for tumble dryer, space for American size fridge/freezer; radiator; UPVC sealed unit double glazed door and window to rear garden; UPVC sealed unit double glazed door to: 

FRONT PORCH/BOOT ROOM With UPVC sealed unit double glazed window and door to outside. Fitted coat rail. 

OFFICE/SITTING ROOM 20' 3" x 9' 10" (6.19m x 3.02m) With UPVC sealed unit double glazed windows to front and rear aspect; two radiators; under stairs storage cupboard; personnel door to integral garage; Karndean Flooring. 

SECONDARY STAIRCASE LEADING FROM OFFICE/SITTING ROOM TO FIRST FLOOR:  

LANDING Range of fitted wardrobe cupboards with hanging rails and shelving along one wall; one radiator; fitted carpet. 

BEDROOM ONE (OVER GARAGE) 16' 11" x 13' 0" (5.18m x 3.98m) Double aspect UPVC sealed unit double glazed windows with roller blinds; radiator; fitted carpet. 

BATHROOM 8' 8" x 7' 11" (2.66m x 2.43m) Roll top claw foot bath with mixer tap, vanity wash basin and WC. Corner approach tiled shower cubicle with thermostatically controlled shower unit (overhead rain shower and handheld); part paneling to walls; UPVC sealed unit double glazed window to rear aspect; radiator/towel rail; ceramic tiled floor. 

BEDROOM TWO 16' 9" x 9' 10" (5.11m x 3.02m) UPVC sealed unit double glazed window to front aspect with Roman blind, Velux window with blind; access to loft space; airing cupboard with hot water cylinder, expansion tank and immersion heater; eaves storage cupboard; fitted carpet. 

DOOR GIVING ACCESS TO:  

MAIN LANDING With staircase from entrance hall; fitted carpet. 

BEDROOM THREE (OVER MAIN SITTING ROOM) 14' 10" x 16' 7" (4.54m x 5.07m) UPVC sealed unit double glazed double aspect windows with roller blinds; fitted range of matching bedroom furniture including mirror fronted wardrobe cupboard units with hanging rails and shelving, bedside cabinets and matching drawer and cupboard units as well as an inset dressing table with drawers below; eaves storage cupboard; radiator; fitted carpet. 

BEDROOM FOUR 9' 3" x 9' 1" (2.83m x 2.78m) UPVC sealed unit double glazed window to rear aspect with roller blind; radiator; fitted carpet. 

SHOWER ROOM 6' 4" x 5' 4" (1.95m x 1.64m) Corner approach tiled shower cubicle with thermostatically controlled shower (overhead rain shower and handheld); pedestal wash basin and WC; half tiling to walls; UPVC sealed unit double glazed window with roller blind to rear aspect; chrome heated towel rail; ceramic tiled floor. 

OUTSIDE The property enjoys an elevated position with enviable views across open fields and farmland. Vehicular access is off a quiet lane onto a sweeping 'in and out' driveway that provides ample parking and turning space, along with convenient access to the: 

INTEGRAL SINGLE GARAGE 20' 4" x 9' 10" (6.21m x 3.02m) With electrically operated roller door; UPVC sealed unit double glazed window to rear aspect; floor mounted Grant Oil fired central heating boiler (serving central heating and domestic hot water)

The established landscaped gardens extend to about one acre (subject to survey) with neat lawns interspersed by mature evergreen and deciduous trees as well as shrubs, bushes, hedging and planted areas. Directly to the rear are patio areas and an electric retractable awning, ideal for all fresco dining, and there is a hot tub which can remain at the property. For keen gardeners, there are raised vegetable beds, an aluminium greenhouse and timber shed. The delightful gardens and views provide a wonderful sense of privacy and rural serenity, an exceptional setting to enjoy, whatever the season. 

SERVICES Mains water and electricity are connected. Private drainage via a newly installed compliant 9-person Sewerage Treatment plant. Oil fired central heating System. 

TENURE Freehold 

COUNCIL TAX Band G 

ENERGY RATING (EPC) Rated D