Water Run, Hitcham, Ipswich, Suffolk, IP7

The property is set well back from the road within the heart of this desirable mid Suffolk village, surrounded by rolling Suffolk countryside. The village of Hitcham has well stocked village stores and Post Office, church and regular bus route, situated approximately mid way between the larger towns of Hadleigh and Stowmarket, both with extensive shopping and recreational facilities with Stowmarket having main line rail link to London's Liverpool Street and easy connection to the A14. The larger village of Bildeston is close by and offers a range of shops, pubs and doctor's surgery.

This delightful period cottage displays a wealth of period features associated with this era including exposed timbers, inglenook fireplace with wood burning stove and oak ledge and brace doors. Having recently been the subject of a meticulous and renovation and extension program, presented in superb condition throughout. Features include an atmospheric sitting room with inglenook and wood burning stove, the master bedroom has a vaulted ceiling with extensive exposed timbers and generous en-suite bathroom with freestanding bath. A particular feature is the superb and spacious farmhouse kitchen, handmade oak cabinetry, granite worktops and aga style range, French doors open directly to the garden. The gardens and grounds are a particular feature, established with mature established fruit trees, specimen walnut tree, towards the end of the garden there is a good quality detached timber building with stable door leading to studio/annex with kitchenette and independent shower room and wc. Internal viewing is essential to appreciate the period style and extent of the gardens and grounds.

ENTRANCE PORCH: Solid oak entrance door, two side windows, tiled floor.

INNER HALL: oak staircase to the first floor with built-in understairs storage cupboard, wall light points, stone tiled floor with underfloor heating, exposed ceiling and wall timbers, oak ledge and brace doors, window to the front aspect.

SITTING ROOM: 25' 0" x 13' 4" (7.62m x 4.06m) Feature massive red brick inglenook fireplace with bressummer beam over, brick hearth, inset wood burning stove, solid oak wide board flooring, exposed ceiling timbers, radiator, double aspect with windows to the front and rear aspects overlooking the garden, oak stable door opens to the rear garden.

BATHROOM: Suite comprises oak vanity unit inset ceramic wash hand basin with with storage cupboards below, bath with tiled panel, independent shower enclosure with glazed screen and low level wc, tiled floor with underfloor heating, inset spotlights, exposed oak timbers, window overlooking the rear garden.

KITCHEN/DINING/LIVING ROOM: 19' 0" x 13' 4 " (5.79m x 4.06m) A beautiful room fitted with an extensive range of handmade oak cabinetry including wide pan drawers and storage cupboards and plate rack, integrated dishwasher, large built-in double door shelved larder cupboard, solid granite worktops with upstand inset ceramic butler sink with chrome mixer tap, two oven Esse gas fired range cooker, decorative tiled splashback, extensive wall and ceiling timbers, stone tiled floor with underfloor heating, windows to the front and side aspects, PVC double glazed French doors and windows overlooking the rear garden.

FIRST FLOOR GALLERIED LANDING: Decorative balustrading, exposed timbers, inset spotlights, solid oak ledge and brace doors, heritage roof light to the front aspect.

MASTER BEDROOM: 16' 9" x 12' 8" (5.11m x 3.86m) An atmospheric room with heavily exposed timbers and vaulted ceiling, built-in wardrobe, dormer window to the front aspect.

EN-SUITE: Period style suite comprises low level wc, pedestal wash hand basin and freestanding ball and claw skipper bath with traditional style mixer tap, radiator, vaulted ceiling with exposed timbers, window to the rear aspect overlooking the garden.

BEDROOM 2: 12' 8" x 12' 8" (3.86m x 3.86m) Radiator, generous built-in double wardrobe with solid oak oak ledge and brace doors inset fitted shelves and hanging rails, inset spotlights, exposed chimney breast, dormer windows to the front and rear aspects with views over the garden.

BEDROOM 3: 9' 9" x 5' 5 " (2.97m x 1.65m) Radiator, feature exposed red brick wall, window to the rear aspect overlooking the garden.

OUTSIDE: The property is set well back from the road with mature hedged boundaries. Gravel drive provides parking and turning space for numerous vehicles. Established flower beds with mature trees and generous lawn, to the right hand side of the drive there is a small period former barn offering potential for further development to perhaps a cartlodge. Fenced and gated access to the side leads to the extensive rear garden, generous timber garden store, immediately to the rear of the house there is a paved terrace, brick retaining wall opening to an extensive lawn with mature fruit trees, specimen walnut tree. The garden extends over 100ft in length, towards the end of the garden there is a well built detached timber building with double doors opening to a store, studio/annex with oak stable doors,. living space, kitchenette and independent shower room with wc. Attached to the building there is a superb covered outside kitchen with brick built pizza oven, log store, inset brick built BBQ and preparation areas with slate worktops. Further to the rear there is a wildlife pond and freestanding swimming pool with filtration system and heater.

POSTCODE: IP7 7LN

ENERGY RATING: D - 67

VIEWING: By arrangement with the agents, Hamilton Smith, , or email us at You can also visit our web site