Hall Lane, Witnesham, Ipswich

SUMMARY
Greenway, Hall Lane is a remarkable example of a luxurious and exceptionally spacious family home, offering highly flexible accommodation together with a detached, self-contained one bedroom annexe.


DESCRIPTION
AGENTS NOTE: Please be aware that we require ID and proof of address from all buyers prior to formally processing any accepted offers. An AML fee of £80 (including vat) is also payable at this stage and covers the cost of carrying out the required identity and anti-money laundering checks. Once these checks have been completed, the fee cannot be refunded, even if the property purchase does not go ahead.

The principal residence is an impressive four-bedroom detached home, beautifully presented throughout and substantially extended by the current owners over the years to create generous, versatile accommodation finished to an excellent standard. Three of the four bedrooms benefit from en-suite shower rooms, complemented by a substantial family bathroom, while the ground floor provides an excellent balance of formal reception rooms and contemporary open plan family living.

The detached two-storey annexe provides a superb degree of independence, with its own kitchen and living accommodation, bedroom and en-suite facilities, together with a private garden area. The annexe is separately registered for Council Tax (band A), making it an excellent option for extended family, older children or potentially as an additional income stream, subject to any necessary consents and requirements.

Agents Notes: 
*Please note there is a covenant for no development in the rear garden on this property.
*This property has Flo gas heating.

Entrance Porch 
Entered through a composite front door, floor to ceiling, double-glazed windows to the front and side, creating a bright and welcoming entrance, Porcelain tiled flooring and an internal door, leading into the hallway.

Entrance Hall 
An impressive introduction to the property, with a striking oak staircase to the first floor, Porcelain tiled flooring with underfloor heating, spotlights and a substantial double storage cupboard housing the water softener.

Lobby

 
Providing access to the study and cloakroom, with double glazed window to the front, Porcelain tiled flooring, feature wall papered wall, spotlights and a large storage cupboard.

Study 
A purpose-designed home office, ideal for remote or hybrid working, with double glazed windows to the front and side, herringbone grey, wood effect tiled flooring, a feature wall papered wall, radiator and spotlights.

Dining Room

 
A generous, formal dining space with a double glazed window to the front, engineered oak flooring, two radiators, spotlights, feature suspended lighting positioned above the dining area, wall lighting, a wood burner with stone hearth and feature wall above, double oak glazed doors leading to the living accommodation, allowing the principal reception spaces to be opened up when entertaining.

Living Room

 
An impressive and light-filled reception room with floor to ceiling double glazing to the rear, together with patio doors opening to both the side and rear, engineered oak flooring and underfloor heating throughout, three feature pendant lights, wall papered walls, a gas fire with stone hearth and surround and double oak glazed doors leading to the dining room.

Cloakroom

 
Double glazed window to the front, grey wood-effect tiled flooring, radiator, low level WC, pedestal wash hand basin and spotlights.

The room also houses elements of the property's heating and hot-water systems.

Kitchen/Diner/Snug

 
Undoubtedly the hub of the home, this exceptional open plan room has been designed with family life and entertaining in mind.

The kitchen incorporates a selection of eye and base level units with granite and oak worktop surfaces and a substantial central island. The island incorporates further storage, attractive curved cabinetry and a one and a half bowl sink with drainer and flexible chrome mixer tap.

A large wraparound breakfast bar provides informal seating and creates an ideal space for both everyday family life and entertaining.

An extensive selection of storage solutions includes carousel and pull-out larder cupboards, while appliances include a Rangemaster cooker, American-style fridge/freezer, wine cooler and microwave.

The kitchen flows into the generous dining and snug areas, creating one large sociable space.

Porcelain tiled flooring with underfloor heating extends throughout, complemented by spotlights, floor to ceiling glazing and two sets of patio doors, opening onto the rear garden and entertaining areas.

Utility Room

 
A generously proportioned utility room with a stable-style door, double glazed window opening to the side garden, Herringbone grey wood effect tiled flooring, radiator and spotlights, together with high-gloss black base units, stone effect work surfaces and a white ceramic sink with flexible chrome mixer tap and tiled splashbacks.

There is space and plumbing for a range of appliances, including a washing machine and tumble dryer.

First Floor 

Landing

 
An unusually spacious first floor landing with double glazed window to the front, engineered oak flooring, wraparound balustrade, radiator, spotlights, loft access, two airing/storage cupboards, two additional, low-level storage cupboards. The generous proportions also provide the potential to create an additional study or reading area.

Principle Bedroom

 
The principal bedroom has the feel of a private hotel suite and is one of the property's standout features.

Patio doors open onto a covered private balcony, overlooking the gardens, with tiled flooring, a clad ceiling, integrated spotlights, floor to ceiling glazing, a Juliet-style balcony with glass balustrade providing views across the grounds, engineered oak flooring, radiators and spotlights together with two substantial walk-in wardrobes and access to the private en-suite.

Principal En-Suite 
A beautifully appointed shower room with a Velux window, low level WC, wall-mounted vanity wash basin, a glass-enclosed double shower with waterfall-style shower, granite tiled flooring, chrome heated towel rail, illuminated mirror, spotlights and extractor fan.

Bedroom Two 
A generous double bedroom overlooking the rear garden, with carpet flooring, radiator, spotlights, double walk-in wardrobe and access to the en-suite.

En-Suite 
Velux window, low level WC, wall-mounted vanity wash basin, a glass-enclosed double shower with waterfall-style shower, tiled flooring, chrome heated towel rail, spotlights and extractor fan.

Bedroom Three 
Another spacious double bedroom with double glazed windows to the front and side, fitted sliding wardrobe, carpeted flooring, radiator and spotlights.

En-Suite 
Enclosed WC, vanity wash basin, a glass-enclosed double shower with waterfall-style shower, tiled flooring, chrome heated towel rail, illuminated mirror, spotlights and extractor fan.

Bedroom Four 
A further generous, double bedroom with double glazed windows to the front and side, engineered oak flooring, radiator, spotlights and a triple fitted, sliding wardrobe.

Family Bathroom 
A particularly spacious family bathroom with double glazed window to the rear, a free standing bath forming the centrepiece of the room, with a free standing chrome mixer tap, low level WC, vanity wash basin with chrome mixer tap, tiled flooring, chrome heated towel rail, spotlights and illuminated mirror.

Outside: 

Front Garden & Driveway 
Greenway enjoys an impressive and secluded frontage, approached via a substantial in-and-out block-paved driveway, providing off-street parking for numerous vehicles.

A walled front boundary incorporates feature lighting, while trees, planted borders and barked areas provide an attractive approach to the house.

Gated access extends along both sides of the main residence towards the rear gardens, including access alongside the annexe.

Double Garage

 
A substantial double garage with two up-and-over entrance doors and a double-glazed window to the side.

The garage benefits from light, power, fitted shelving and work surfaces. It also houses electrical equipment serving the main property and annexe, together with the annexe boiler.

Separate access leads towards the rear.

Rear Garden

 
The magnificent rear garden is another defining feature of Greenways.

South facing and approaching approximately one acre in total, the grounds offer an exceptional degree of privacy and are enclosed by concrete-post fencing.

Immediately adjoining the main residence and annexe are substantial raised decking areas, providing excellent spaces for outdoor dining and entertaining.

The garden then extends into expansive lawned areas, interspersed with a variety of established trees, fruit trees, mature flower beds and multiple seating areas.

The extensive grounds also incorporate vegetable growing areas, raised planters, sheds, greenhouses and an additional cabin/summerhouse.

Towards the far end, the garden extends into an additional area of land, providing even greater flexibility. Outside lighting and power are also provided.

The overall setting is exceptionally private and offers wonderful views back towards the house.

Detached Annexe 
A major feature of Greenways is its detached, two-storey, self-contained annexe.

Separately registered for Council Tax (band A), the annexe provides highly versatile, additional accommodation and could prove ideal for extended or multi-generational family living, independent accommodation for older children or potentially an additional income opportunity, subject to the relevant regulations and requirements.

Ground Floor Kitchen/Living  
Entered from the raised decking area, with patio doors opening directly onto the outside space and additional double-glazed windows.

The living area provides space for both lounge furniture and a dining table, with carpet flooring, a vertical wall-mounted radiator, spotlights and an exposed brick feature wall.

The kitchen incorporates a range of eye and base level units with granite worktop surfaces, an inset sink plus drainer and flexible mixer tap, tiled splashbacks, an integrated oven with electric hob and extractor hood, space for a washing machine and fridge/freezer and a staircase to the first floor accommodation.

First-Floor Living Area 
Positioned to one side of the staircase and enjoying attractive views over the grounds, four Velux windows together with further double glazing allow an abundance of natural light into the space. Features include carpet flooring, two radiators and spotlights.

Bedroom 
A generous bedroom area with access to the private en suite shower room.

Annexe En-Suite 
Double glazed window to the front, granite tiled flooring, low level WC, vanity wash basin, glass-enclosed double shower with waterfall-style shower, a chrome heated towel rail, spotlights and extractor fan.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.