Paper Mill Lane, Bramford, Ipswich

SUMMARY
Dating back to the 1700's and occupying a plot approaching one acre, this charming five-bedroom detached cottage boasts four reception rooms, a separate barn with conversion potential (STPP), gated grounds and a superb semi-rural setting.


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.

This charming, non-listed home is rich in character and original features, including exposed beams, original floorboards, inglenook fireplaces and wood-burning stoves. Situated along a private lane and accessed via electrically gated grounds, the property enjoys a wonderfully private position, whilst remaining within walking distance of local amenities and Bramford High Street. Combining character, space, privacy and future potential, Woodley Hall presents a unique opportunity to acquire an exceptional country home in a highly desirable semi-rural location.

Agents Note: 
Please note this property has a septic tank.

Entrance Porch 
A welcoming entrance porch providing access to the main accommodation.

Snug

 
A characterful reception room featuring original floorboards, exposed beams and supports, wall lighting, an impressive inglenook fireplace with exposed brickwork, fitted wood-burning stove, useful built-in storage cupboards and double glazed window to the front.

Living Room 
A superb dual-aspect reception room ideal for entertaining, benefiting from French doors opening to the garden, double glazed windows to the rear, a bay window to the side, original floorboards, radiator, TV point, exposed beams and a feature Aga-style wood-burning stove, set upon a brick hearth.

Dining Room 
A spacious formal dining room with double glazed bay window, an additional side window, allowing for excellent natural light, wooden flooring, exposed beams, radiator and ample space for a dining table and chairs.

Study 
An ideal home office featuring double glazed windows to the rear and side, a door to the garden, original floorboards and radiator.

Kitchen/Breakfast Room 
A generous farmhouse-style kitchen fitted with a range of base units finished in red with stone-effect worktops, tiled flooring throughout, a ceramic one-and-a-half bowl sink with drainer and chrome mixer tap, traditional Rayburn cooker providing the heating source, an additional integrated oven, microwave and dishwasher, exposed beams and supports, double glazed windows to the front and rear, providing excellent natural light.

Pantry

 
A walk-in pantry with additional storage and space for an American-style fridge/freezer.

Utility Room 
Double glazed window to the front, a door to the garden, tiled flooring, black heated towel rail and space for appliances.

Ground Floor Cloakroom 
Low level WC and wash hand basin.

First Floor Landing 
Carpet flooring, exposed beams, roof tunnel light, storage cupboard and double glazed window to the rear.

Master Bedroom 
A spacious master suite featuring two double glazed windows to the side, two further windows overlooking the rear, carpet flooring, radiator and three built-in wardrobes.

Bedroom Two 
Double glazed windows to the front and side, carpet flooring, radiator and extensive built-in wardrobes.

Bedroom Three 
Double glazed window to the front, carpet flooring, radiator, exposed beams and fitted cabinets.

Bedroom Four 
Double glazed window to the front, wood-effect flooring, radiator and fitted vanity wash basin.

Bedroom Five

 
Double glazed window to the front, carpet flooring, radiator and exposed beams.

Shower Room

 
Double glazed window to the side, low level WC, pedestal wash hand basin, a shower enclosure with glazed screen, grey wood-effect flooring, radiator and partly tiled walls.

Bathroom

 
Double glazed window to the rear, low level WC, pedestal wash hand basin, a bath with shower attachment, tiled-effect flooring, partly tiled walls and radiator.

Outside
: 

Grounds 
Accessed via a long, shared, private drive leading to gated grounds, the property occupies a secluded plot approaching one acre.
The grounds are predominantly laid to lawn and wrap around the property, bordered by mature hedging, established fruit trees and shrubs, creating complete privacy from neighbouring properties. Fruit trees further enhance the attractive environment, while extensive lawns provide excellent recreational space for families.

A raised decking terrace is accessed directly from the living room and offers an ideal setting for outdoor dining and entertaining. Additional features include an outside tap, external power supply, septic tank, summer house and garden shed.

Barn 
A substantial detached barn currently utilised for storage and divided into two sections. The building offers scope for refurbishment or conversion into a separate dwelling, holiday let, annex or business space, subject to obtaining the necessary planning permissions.

Outbuilding 
Additional brick-built outbuilding currently housing the oil tank and providing further storage space.

Parking 
Extensive gravel driveway with gated entrance and circular turning area, providing ample parking for numerous vehicles.



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.