West Street, Walsham-le-willows, Bury St. Edmunds

SITUATION & LOCATION Enjoying a delightful setting within the small Suffolk hamlet of West Street, on the outskirts of the highly regarded and well-served village of Walsham-le-Willows, Old Oak Barn is a superb Grade II listed barn conversion believed to date back to the late 18th century. Forming one of an exclusive pair of semi-detached barns, the property was the subject of a sympathetic restoration and conversion programme approximately 25 years ago, successfully combining period character with the comforts of modern living.

Set well back from the road, the property is approached via a sweeping private driveway bordered by mature trees and established hedging, creating an immediate sense of arrival and privacy. The generous gardens are beautifully landscaped to both the front and rear, with the rear garden enjoying a sunny south-westerly aspect. An open-bayed lean-to barn provides a wonderful entertaining space, perfectly suited to al fresco dining and relaxed gatherings with family and friends. Complementing the main residence is an exceptionally large, detached oak-framed double garage/workshop, formerly a traditional barn, incorporating a first-floor studio or den, ideal as a creative workspace, home office or leisure room.

Internally, Old Oak Barn offers versatile and well-balanced accommodation arranged over two floors, enriched throughout by an abundance of original period features including vaulted ceilings, exposed beams, joists and studwork, together with a magnificent inglenook fireplace housing a wood-burning stove within the principal sitting room.

The accommodation includes four bedrooms, with a particularly flexible ground floor arrangement comprising a bedroom positioned adjacent to a shower room and a further reception room, currently utilised as an additional sitting room. This layout lends itself perfectly to visiting guests, multi-generational living or the creation of an annexe-style arrangement if required.

A striking full-height reception hall with galleried landing forms a superb focal point of the home, featuring an oak staircase and glazed balustrade overlooking the beautifully appointed kitchen/breakfast room. To the first floor are three further good-sized bedrooms, including a principal bedroom with en-suite shower room, together with a well-appointed family bathroom.

The sale of Old Oak Barn presents a rare opportunity to acquire a substantial and highly individual period home in a peaceful semi-rural setting, whilst remaining within easy reach of excellent local amenities and transport links. Viewing is highly recommended to fully appreciate the charm, scale and setting of this exceptional home.

Walsham-le-Willows is a particularly attractive Suffolk village situated approximately 2½ miles south-east of Stanton within the Mid Suffolk district. Rich in history and character, the village offers an excellent range of amenities including a primary school, village shop, public houses, café, church and active community facilities. Surrounded by attractive countryside yet remaining conveniently positioned for access to Bury St Edmunds, Diss and the A14, the village continues to be one of the area's most desirable rural communities.

The village is also home to the popular pub, The Blue Boar. There is a strong sense of community in the village with many events and clubs organised through the village hall and other amenities with multiple shops and businesses, sports club and gym, primary school and excellent connections to the historic market town of Bury St Edmunds. 

RECEPTION HALLWAY 16' 2" x 12' 6" (4.95m x 3.82m) Magnificent full height vaulted ceiling with lovely features including exposed stud work, joists and exposed brickwork; full height sealed unit double glazed windows and solid entrance door; twin storage cupboards including electric consumer unit and shelving; oak flooring and oak staircase leading to first floor. 

SITTING ROOM 19' 10" x 12' 11" (6.05m x 3.94m) Inglenook fireplace with oak Bessemer beam and pament hearth, incorporating wood burning stove; exposed stud work; matching wall lights; sealed unit double glazed windows with Roman blinds; two radiators; fitted carpet. 

DINING ROOM 15' 2" x 12' 6" (4.64m x 3.83m) Exposed stud work; sealed unit double glazed windows with Roman blinds; radiator; matching wall lights; fitted carpet. 

KITCHEN/BREAKFAST ROOM 19' 11" x 16' 4" (6.09m x 4.99m) Full height vaulted ceiling with exposed joists, beams and stud work; Exceptionally well fitted with range of bespoke hand painted shaker style wall and floor cupboard units with composite stone work surfaces over incorporating double bowl ceramic sink unit with mixer tap; matching island/breakfast bar with integrated circular Butchers block work surface and cupboards below; pelmet lighting; range of integrated appliances including built-in Bosch double over with warming drawer below, induction hob with extractor over, built in microwave, freestanding fridge/freezer; plumbing for dishwasher; freestanding preparation unit with drawers below and Butchers block over; two radiators; oak flooring; sealed unit double glazed windows and French doors to rear garden.  

UTILITY ROOM 10' 4" x 8' 3" (3.17m x 2.54m) Further range of cupboard units to match kitchen with oak block work surfaces over incorporating surface mounted stone basin with mixer tap; plumbing for washing machine and space for tumble dryer; floor mounted Camray 5 Oil fire boiler (serving central heating and domestic water); full height vaulted ceiling with expose joists and stud work; sealed unit double glazed window with blind and part glazed stable door to the rear garden 

INNER LOBBY Radiator; airing cupboard with insulated copper cylinder and immersion heater; exposed stud work; oak flooring. 

BEDROOM 4/STUDY 16' 5" x 8' 10" (5.02m x 2.71m) Full height vaulted ceiling, exposed joists, beams and stud work; radiator; sealed unit double glazed windows; matching wall lights; fitted carpet. 

SHOWER ROOM 8' 10" x 7' 10" (2.70m x 2.39m) Low profile walk-in tiled shower enclosure with glass screen and thermostatically controlled shower (overhead rain shower and handheld), pedestal wash basin and WC; exposed stud work; radiator; oak flooring.
 

OAK STAIRCASE WITH CARPET RUNNER AND OAK BALUSTRADE LEADING TO FIRST FLOOR:  

GALLERIED LANDING With full height vaulted ceiling with exposed beams, stud work and joists; glazed partition/ balustrade over kitchen; radiator; access to both loft spaces with ladders; matching wall lights; two radiators; fitted carpet. 

PRINCIPAL BEDROOM ONE 15' 5" x 15' 0" (4.72m x 4.59m) With twin built-in wardrobe cupboards with hanging rails and shelving; radiator; sealed unit double glazed window; exposed stud work and joists; fitted carpet. 

EN SUITE SHOWER ROOM Tiled shower cubicle with thermostatically controlled plumbed-in shower (handheld and overhead rain shower), glass screen and pivot door; vanity wash basin with marble surface and inset sink, WC; chrome ladder style heated towel rail; shaver point; oak flooring. 

BEDROOM TWO 13' 9" x 10' 9" (4.20m x 3.30m) Exposed beams and stud work; Sealed unit double glazed window; radiator; fitted carpet. 

BEDROOM THREE (L-SHAPED) 11' 6" x 10' 11" (3.51m x 3.33m) Exposed beams and stud work; built-in double wardrobe covered with hanging rails and shelving; sealed unit double glazed window; radiator; fitted carpet. 

OUTSIDE Vehicular access is off Ixworth Road and leads through a five-bar field gate onto a neatly laid sweeping shingled driveway bounded on both sides by a wide variety of established shrubs, bushes and perennials. The driveway opens into an extensive shingled parking and turning area, the remaining front garden being landscaped with a neat lawn and further planting including shrubs, bushes and some mature trees- enhancing the private setting. This driveway eventually leads to the: 

DETACHED BARN/DOUBLE GARAGE 31' 7" x 17' 7" (9.64m x 5.37m) Overall Internal Measurement With side hung twin double doors; exposed beams and stud work; light and power; concrete flooring; oil tank; a timber partition creates the: 

REAR WORKSHOP 16' 0" x 8' 3" (4.89m x 2.54m) With light and power. 

FIRST FLOOR DEN/HOME OFFICE 16' 7" x 14' 7" (5.08m x 4.46m) An external staircase leading to an entrance door at first floor level with five further steps into the room which includes sealed unit double glazed windows; an electric panel radiator and oak flooring. This is a fully decorated room with light and power. 

REAR GARDEN The delightful rear garden has been landscaped to provide a neat lawned area with borders containing shrubs and bushes. A high wall at the rear and additional fencing gives a high degree of privacy. A substantial timber framed and tiled lean-to open bayed barn is paved and provides an excellent outdoor dining and entertaining area, ideal for family get togethers, meeting with friends and al fresco dining. 

SERVICES Mains water and electricity are connected, oil fired central heating. Septic tank drainage. 

ENERGY RATING (EPC) To be assessed 

TENURE Freehold 

COUNCIL TAX BAND Band F