Charsfield, Woodbridge, East Suffolk, IP13

A 17-acre amenity Farm with sympathetically restored and extended 16th century farmhouse in a delightful rural setting.

Berry Farm, with its 17 acres, is a rarely available small Suffolk farm. Enjoying a rural edge of village setting, the property includes a picturesque and historic Grade II Listed, early 16th Century traditional timber frame farmhouse. Sympathetically restored by the present vendors, the core of the property displays a wealth of exposed ceiling stud timbers, features a panelled screens passage, brick fireplaces with stoves, together with original timber arches and mullioned windows. There are three reception rooms and three first floor bedrooms and a bathroom accessed off two staircases. Above each end bedroom are further stairways leading to additional attic bedrooms, with access from one into the roof void.

Wide hall extension to the rear, featuring a lead roof, creates an L-shaped linking hall with a limestone tiled floor and underfloor heating, to an impressive two storey barn style extension, with a spacious kitchen/breakfast room with its economy seven electric AGA and granite work surfaces, together with a set of three south facing French doors opening onto the courtyard terrace. Above, is the master bedroom with en suite shower room. The accommodation is completed with a utility room and ground floor shower room.

The farmhouse, which extends to some 3,402 sq ft, benefits from an oil-fired central heating system and many of the rooms enjoy views across the picturesque gardens and surrounding countryside.

THE GARDENS
The house overlooks a delightful west facing front garden, enclosed by natural hedgerow which includes colourful and well stocked herbaceous and shrub borders, areas of well-kept lawns and a brick store. To the rear is a spacious south facing and nicely sheltered terrace fronting onto the kitchen and also accessible from the hall, making it ideal for alfresco dining/entertaining. There is a further area of lawned garden enclosed by hedging and picket fencing with a pathway leading to a greenhouse and an enclosed kitchen garden.

THE YARD AND BARNS
A five-bar gate and gravel drive lead to a parking area to the side of the house and continues through a further five bar gate into the yard. A manageable and secure range of buildings include two general purpose store/games barns, together with an attached workshop. There is a stable range with three loose boxes, a hay store and tack room, (beyond which is a greenhouse). Light, power and water are connected and there is a 3 bay cart lodge, together with ample parking within the yard.

THE MEADOWS
With access from the yard and buildings, are four grassland meadows extending to some 16 acres. Enclosed by mature natural hedge, they are interplanted with a variety of maturing specimen trees and are ideal for those with equestrian or ecological/conservation interests. There is an arrangement with a local farmer for an annual hay harvest.

LOCATION
Set within the Deben Valley, which contains some of the most picturesque countryside in East Suffolk. The village has a primary school, an impressive playing field and village hall. There is an active community, and numerous attractive footpaths around the village and through the surrounding countryside. Charsfield is conveniently located some 11 miles from Ipswich and is easily accessible to the river-front market town of Woodbridge (5 miles), Wickham Market (3 miles) and historic Framlingham (5 miles), all of which provide an excellent range of local shopping and commercial facilities.

Recreationally, the Deben and Ore estuaries provide a wide choice of water sports and there are golf courses on the edges of Woodbridge and Ipswich. The A12 dual carriageway is easily accessed as it bypasses Woodbridge and rail services run from Ipswich to London’s Liverpool Street Station in about 70 minutes.

Charsfield village – ½ a mile
Woodbridge - 5 miles
Wickham Market - 3 miles
Framlingham – 5 miles
Ipswich - 11 miles (London Liverpool Street 70 mins)

DIRECTIONS (IP13 7QH)
From Ipswich, travel in a northerly direction on the B1077, passing through the villages of Westerfield and Witnesham. At the Ashbocking crossroads turn right on to the B1078 and proceed for 1.5 miles, passing the Otley Agricultural College. Turn right at the T-junction at Otley Bottom on to the B1079. After approximately ¾ of a mile turn left at the next junction and back on to the B1078 signed to Wickham Market. Proceed for approximately 3 miles and after passing the Charsfield village sign, take the next left (half way down the hill) into the village. Proceed beyond the primary school and church, continuing on up the hill into open countryside where Berry Farm will be found on the right-hand side.

What3words: dent.executive.feared

PROPERTY INFORMATION
Services: Mains water and electricity are connected. Modern private drainage system. Economy seven electric AGA.

Fixtures & fittings: Items regarded as fixtures and fittings, including carpets and curtains, are initially excluded from the sale, although certain items may be available by separate negotiation.

Viewings: By appointment with Jackson-Stops.