The Hill, Westleton,

A charming cottage of exceptional quality located opposite the green of this highly sought after East Suffolk village. The ever popular village of Westleton lies about six miles northeast of the market town of Saxmundham, and only just over two miles east of the A12. Set around a traditional village green with shop, cafe, hotel & restaurant, motor vehicle garage, and thriving village store and post office. The coastal village of Dunwich, RSPB Minmere, and National Trust Dunwich heath are all close by.

Description - Pond House is a truly delightful period cottage, offering exceptional space, versatility, and charm in a picturesque setting overlooking the expansive Westleton Village Green and its idyllic pond.

The property’s attractive cottage façade is beautifully balanced, with a central entrance framed by multi-pane glazed windows and rendered elevations beneath a pantile-covered roof. A substantial two-storey rear extension enhances the home, creating a spacious and thoughtfully appointed family residence that blends character with modern comfort.

A glazed entrance porch leads into an elegant reception hall, rich with exposed wall and ceiling timbers that set the tone for the home’s period charm. Reception rooms sit to either side, each enjoying captivating views across the green and pond. The sitting room features an impressive inglenook-style fireplace with brick and half-timber detailing, complete with a wood-burning stove, while oak flooring flows seamlessly throughout the ground floor into a second reception room, also centred around a striking brick fireplace.

To the rear, a hallway provides access to the staircase, a useful cloakroom, and a third reception room. This versatile space enjoys dual aspects, overlooking both the village green and the beautifully landscaped rear garden.

The kitchen is a standout feature—elegantly fitted with bespoke painted cabinetry, hardwood work surfaces, and a matching central island with induction hob. Integrated appliances include an electric fan oven, combination oven, concealed fridge freezer, and dishwasher. The space is enhanced by downlighting, a riven-tiled floor, and bi-fold doors that open onto a terrace, seamlessly connecting indoor and outdoor living. A well-appointed utility room continues the same high-quality finish and provides additional practicality, with a stable door leading out to the driveway.

Upstairs, the principal bedroom enjoys lovely views over the rear garden and glimpses of the green, along with a stylish en suite shower room. The remaining bedrooms are all generously proportioned, many featuring exposed brick chimney breasts and timbers. Three front-facing bedrooms benefit from particularly fine views across the green and pond. Both the principal and guest bedrooms have en suite facilities, while the remaining bedrooms are served by an elegant family bathroom.

Outside

The exterior is equally impressive. A shingle driveway runs along the right-hand side of the property, providing ample parking and access to a detached double garage.

The gardens are a true highlight—professionally designed and beautifully landscaped to create a tranquil, private retreat. A wide paved terrace is arranged across two levels, with steps leading between areas and raised sleeper-edged borders filled with an abundance of flowering plants. Winding shingle pathways meander through richly planted beds, mature shrubs, and trees, offering a sense of seclusion and natural beauty in this peaceful village setting.

Pond House presents a rare opportunity to enjoy refined period living in one of Suffolk’s most charming locations.

Tenure - Freehold

Outgoings - Council Tax Band currently E

Agents Note - the neighboring property has a right of way over the driveway.

Viewing Arrangements - Please contact Flick & Son, Ashford House, High Street, Saxmundham, IP17 1AB for an appointment to view. Email: Tel: Ref: 21052/RDB.

Fixtures And Fittings - No fixtures, fittings, furnishings or effects save those that are specifically mentioned in these particulars are included in the sale and any item not so noted is expressly excluded. It should not be assumed that any contents, furnishings or furniture shown in the photographs (if any) are included in the sale. These particulars do not constitute any part of any offer or contract. They are issued in good faith but do not constitute representations of fact and should be independently checked by or on behalf of prospective purchasers or tenants and are furnished on the express understanding that neither the agents nor the vendor are or will become liable in respect of their contents. The vendor does not hereby make or give nor do Messrs Flick & Son nor does any Director or employee of Messrs Flick & Son have any authority to make or give any representation or warranty whatsoever, as regards the property or otherwise.