Church Lane, Yoxford, IP17

A charming period timber-framed cottage, ideally situated in the heart of Yoxford and enjoying delightful views towards St Peter’s church and churchyard. Forming part of a picturesque row of four cottages, No. 2 Church Lane is thought to date from the late eighteenth century and sits within the village Conservation Area. Full of character and atmosphere, the cottage retains many period features including exposed wall and ceiling timbers, latch doors, narrow winder staircases and a fireplace with wood-burning stove.

Approached via Church Lane, an unadopted lane and footpath, a wrought iron hand gate opens into the front cottage garden, with pathway leading to the entrance door. The accommodation extends to approximately 696 sq ft (64.6 sq m) and is arranged over three floors.

The ground floor includes a characterful sitting room measuring 14'2 x 12'3 with wood-burning stove, together with a handmade kitchen measuring 14'2 x 6'11 with hardwood worktops, butler sink and door opening onto the rear courtyard garden.

On the first floor is a well-proportioned double bedroom measuring 14'2 x 12'3, enjoying a lovely outlook over the front garden towards the churchyard, together with a bathroom measuring 14'2 x 6'3, fitted in a Victorian style and complete with roll-top bath. A further enclosed winder staircase rises to the attic bedroom on the top floor, which measures 14'2 x 12'3 and provides useful additional bedroom or occasional accommodation, also with attractive views to the front.

Outside, the property has a delightful front cottage garden with planted borders, lawn and mature shrubs, together with quince and medlar trees. To the rear is an enclosed courtyard garden with a range of timber stores. There is a right of way over the courtyard in favour of the adjoining cottage. Altogether, this is a highly individual and atmospheric Suffolk cottage, ideally suited to buyers seeking period charm, a central village position and a house with genuine character.

Situation:

Yoxford, often referred to as the “Garden of Suffolk”, is a highly regarded and well-served village just off the A12. Centred around the fine parish church of St Peter’s, the village offers a good range of amenities including an excellent village store, public houses, eateries, antique shops, doctors’ surgery and primary school. Darsham railway station, on the East Suffolk line, provides services to Ipswich and onwards to London Liverpool Street.

Agent note:

• Right of way over the rear courtyard in favour of the adjoining cottage
• Freehold
• Council Tax Band A
• EPC: F

The owner informed us that they have recently undertaken the following works:

Installation of roof insulation, new fuse cupboard, updated + wired fire alarms, new carpet in the top bed room, structurally reinforcing the ground floor ceiling.

Tenure: Freehold

Guide price: £270,000 subject to contract.