Watering Road, Hoxne, IP21

If you are looking for a period property with acreage, this fabulous Grade II Listed reed thatched cottage sits in a site of just over 3 Acres (1.242 Hectares). Surrounded by superb rolling farmland and with No Through lanes and a Bridlepath on the doorstep, the riding is excellent as is the access to the 'Yard' area and land.

Listed as being of Architectural and Historic Interest Grade II, this classic reed thatched property offers character timbered accommodation including a later addition at the rear. Of particular note is the land which is now post and rail fenced not only securing the ditched and tree/hedged boundaries but creating paddock grazing. Three Field Shelters have been adapted to provide stabling and these have retained their galvanised skids. The 'Yard' area is accessible without having to interfere with access to the cottage being approached from a driveway around the corner from the front entrance and which is ideal for bringing in and out a trailer or lorry for the horses. The field itself also has its own access from further along the lane.

The cottage itself offers tremendous living space with the rear extension adding greatly to the functionality of the interior, creating an always positive T' shape plan form. This includes three reception room spaces off a central hallway plus a conservatory at the rear. Three first floor bedrooms and bathroom are complemented by a ground floor bedroom suite with en suite shower room. The kitchen has been refitted by the current owners during their ownership since 2017 and this works well with the Boot Room/Laundry space and ground floor cloakroom, all conveniently by the back door.

In addition to the three stables and double garage, the property has retained some useful period outbuildings providing storage and workshop space.

Windows are double glazed and oil fired radiator heating installed.

Location

Watering Road, Hoxne is a No Through Road off Hoxne Road, Denham. Denham is a sparsely populated and scattered North Suffolk village within a particularly special rolling landscape. Technically within the Parish of Hoxne, Green Fields sits within this beautiful area of rolling Suffolk countryside. A newly refurbished Village Hall serves as a Village Hub as does the beautifully positioned Parish Church. Hoxne is only a mile away with Primary School, Community Centre/Sports Field and Village Hall which holds regular functions to include monthly Box Office films along with talks and other activities. The pub at Hoxne, is currently undergoing refurbishment and due to reopen in Summer 2026. Green Fields sits within a cluster of period properties, surrounded by farmland and with its own land across the southern aspect. Not only is there vehicular access from the lane in two places (one to the cottage and another to the 'Yard' area and double garage but also a third access directly into the meadow. The area is easily within reach of Eye, Framlingham, Halesworth and of course Diss on the Norfolk Suffolk border with its mainline Rail Station with services to London Liverpool Street in around 90 minutes.

Direction

From Eye follow the B1117 away from the town, past Eye Church and over the River Dove. Continue towards Stradbroke uphill directly to Denham. Around a sharp, downhill right hand bend take the next left. Having turned left, continue uphill past the Red Feather Club (I recommend Googling it). Take the next left. Continue towards Hoxne where after about 1 mile turn right into Watering Road. Before the turn, you will see Green Fields across the fields. Pass the front of the property and bear right at the T junction to come in along the main drive to the double garage and stables.