Layham, Ipswich, Suffolk, IP7

A late Georgian brick cottage in a tranquil and tucked away setting with stunning panoramic views over the picturesque countryside of the Brett Valley.

Understood to date from the late 18th Century, Kiln House was formerly part of the Layham Brickworks. Non-Listed the property presents brick elevations under peg tile roofs and enjoys an elevated setting with panoramic views across the varied land and skyscape of the Brett Valley, with its meadows and woodland, much of which is a Designated Area of Outstanding Natural Beauty. The house offers flexible use accommodation with the majority of the rooms taking advantage of the wonderful views, none more so than the L-shaped sitting/garden room with its south facing full height glazed elevation. In addition, there are two further triple and double aspect reception rooms and a well fitted kitchen. The ground floor is completed with a cloak/shower room and cellar, whilst on the first floor the three double bedrooms, also multi aspect, taking maximum advantage of the views. The property benefits from an oil-fired central heating system and double glazing.

OUTSIDE

Wrought iron gates, set on brick pillars access a driveway to the rear of the house which provides ample parking fronting onto which is a substantial double garage with a multi-purpose studio above. The gardens, which lie mainly to the south and east of the house, border adjoining meadowland and are laid mainly to grass interspersed with a variety of mature trees. In all the property extends to about 1/3 of an acre.

LOCATION

Tucked away in the narrow, ‘quiet lanes’ of the Brett Valley, Kiln House stands between the picturesque small villages of Shelley and Lower Layham. The thriving town of Hadleigh is just two miles and provides a full range of local shopping, commercial and recreational facilities, whilst the county town of Ipswich is some 10 miles to the East and the historic town of Colchester is some 12 miles to the south west. Together with Manningtree (8 miles), all offer regular main line rail services running to London’s Liverpool Street Station between 50 and 70 minutes respectively. The A12, which links to London’s M25, as well as Stansted airport lies some 5 miles to the south.

DISTANCES

Shelley Village – ½ a mile
Hadleigh - 2 miles
Ipswich - 10 miles
Manningtree Station - 8 miles
Colchester Station – 12 miles
London Liverpool Street Station - 50/55 mins

AGENTS NOTE

A new boundary to the north of the driveway has been created and this will be fenced with osier weave fencing, which the present vendors will install between exchange and completion.

DIRECTIONS (IP7 5QZ)

What3words: winemaker.tips.undulation

PROPERTY INFORMATION

Services: Mains electricity and water are connected to the property.

Drainage is from a private system (whilst reported as being perfectly functional, purchasers should be aware this may not comply with current regulations and should therefore budget to install a modern compliant system).

Broadband: It is reported that a fibre to the property connection delivers super-fast broadband.

Fixtures & Fittings: Items regarded as fixtures and fittings, including carpets and curtains, are included in the sale.

Council Tax: Band F

EPC: D

Viewing: By appointment with Jackson-Stops.