Brook Street, Yoxford, Saxmundham, Suffolk, IP17

A rare opportunity to acquire an enchanting two-bedroom Grade II listed cottage, believed to date from around 1610. Brimming with period character and historic charm, this distinctive home invites its next owner to continue a thoughtful programme of updating and create a truly charming country retreat.

Tucked away along a private road, the cottage brings together exposed timbers, an original brick floor and an attractive inglenook fireplace, complemented by a generous garden and parking for two to three cars. Fully refurbished in 1984 and improved more recently by the current owners, it now offers exciting scope for further sympathetic enhancement—an appealing prospect for those wishing to shape a period home over time.


The side entrance opens into a light-filled kitchen, where a broad rear-facing window creates a bright and welcoming atmosphere. A range of base and wall units sits alongside an integrated gas hob and electric double oven, with space and plumbing for a washing machine and dishwasher, as well as room for a fridge-freezer. A Worcester gas combi boiler was installed approximately five years ago and is understood to benefit from a ten-year warranty.

A small lobby leads from the kitchen to the family bathroom and also provides a useful airing cupboard. Part tiled, the bathroom is fitted with a characterful cast-iron bath with mixer tap and shower attachment, a wash hand basin and WC, while a rear-facing window provides natural light.
At the heart of the cottage is a wonderfully atmospheric living room, rich in authentic period detail. The original brick floor and exposed timbers provide an evocative backdrop, while the impressive inglenook fireplace houses a recently installed wood-burning stove set on a brick hearth beneath a substantial timber mantel. Windows to the front and side draw in natural light, and the original living-room door opens to the side of the cottage.

An open wooden staircase rises to the first floor and two bedrooms. The principal bedroom is especially appealing, with exposed beams and windows to the side. The second is a charming single bedroom with a recently fitted carpet, exposed beams, a side-facing window and a small doorway opening to a recessed cupboard. The landing and principal bedroom await carpeting, presenting a straightforward opportunity for the purchaser to introduce finishes that reflect their own taste.

Outside, a generous lawn sweeps across the front and side of the cottage, creating an attractive setting with ample room to relax, garden or entertain. There is parking for two to three cars, while newly planted hedging is expected to mature into a natural boundary with the neighbouring property. An outside tap, recently renewed external drainage pipes, new exterior lighting and a small shed complete the space.



Directions

Please use IP17 3HD as point of destination, or for further information please contact a member of the team on .

Important Information

The private road is owned by Sunflower House, with shared maintenance understood to apply, although Sunflower House has historically undertaken the work.

Services - We understand the property is served by mains gas, electricity, water and drainage.
Council tax band - A
EPC rating - Exempt
Our ref; AK