Marlesford Road, Campsea Ashe, IP13

A superb five-bedroom family house of 2,572 sq. ft (239 sq. m) which features expansive lateral accommodation, two reception rooms, an office annexe, a galleried games room, and a lovely garden. Sitting in grounds of circa 0.71 acres (sts), ‘Threeways’ was completely remodelled and extended by the current owner in 2014, with the emphasis of creating a spacious, comfortable, and well-insulated contemporary family home. Sitting on the edge of Campsea Ashe, and with charming views of the village church, the property is within walking distance to Wickham market train station which offers regular service to London Liverpool Street (via Ipswich).

Accommodation comprises:

Large dining/sitting room; Open-plan kitchen; Snug/tv room; Five bedrooms; Two shower rooms (one of which is en-suite); Bathroom; Utility room; Galleried games room (possible further bedroom); Office annexe; Workshop outbuilding; Garden. Ample parking.

 

Owner’s comment:

We were first sold on the location of this house, Campsea Ashe is a great jumping off point for trips to the coast, the convenience of the A12 (& Marlesford Café for a great breakfast!), not forgetting the train to London - in walking distance and an easy journey with one change - grab a welcome coffee as you go from The Station House which now has quite a following. There are also plenty of places to walk, run or bike in the area with the proximity to Tunstall Forest being one of our favourites. We also have a great pub & a fantastic shop run by the friendliest couple who really go the extra mile to stock the essentials and more. There is also the auction up the road selling anything from a tractor to a piece of jewellery - you simply never know what you might find! 

 

We have invested time, energy and love in the house transforming it from a rather tired bungalow to the house it is today - carefully planning the space for flow and utility making it an easy place to live. When we came you couldn’t really enjoy the garden or magnificent views and so we opened up the back so you get to enjoy the changing landscape and seasons all year round, something you simply can’t tire of. The sunsets are particularly spectacular. 

 

We have had the pleasure of raising our children here and the space has worked particularly well for them, space to be together, with family and friends (adaptable party space), or simply alone the house works and the garden gives opportunity for long lunches, games, table tennis on the patio, trampolining, den building, and so much more. The rear garden is fully fenced so dog friendly & with the gate shut the front garden is also secure. We recently opened up the view across to the church which is lovely and at night on occasion when the church is illuminated, quite special. The garden has a variety of beautiful trees, the enormous beech which we spotlight, a horse chestnut, oak, flowering cherry & ornamental pear with its intricate blue green leaves to name a few. 

 

Working from home has been easy with a purpose-built external office but also plenty of internal space so multiple options and with the support of fibre optic speedy broadband & internal data cabling. 

 

The house and garden deliver on so many levels and we will be leaving with so many happy memories but hopeful that the next custodians enjoy the benefits and experience the joy that we have. 

 

Description:

A five-bar wooden gate provides access to the property over a gravel driveway. There is ample parking for many cars.

Entering through the front door and into a spacious hallway. Stairs lead to the first floor. It should be noted that doors and windows are double insulated throughout. The property has oil fired heating and hot water. There is zoned thermostatically controlled underfloor heating across the newly built part of the house (the large left-hand section) and radiator heating on the bedroom wing (the right-hand side).

 

To the left:

Bedroom 5:

12’10 x 9’6 (3.92m x 2.90m).

With ceramic wood effect flooring.

Shower room / Cloakroom:

9’5 x 5’0 (2.90m x 1.53m).

With slate flooring. Shower cubicle with chrome fittings. Metro tiles. W/c. Wash hand basin unit with tiled section.

Through to:

Kitchen / Sitting room / Dining room. A particularly large space with high ceilings and views over the garden. Ceramic tiled flooring throughout.

Kitchen:

16’9 x 14’5 (5.09m x 4.39m).

A bespoke fitted kitchen with range of base and wall units. Mistral quartz style worktop. Island unit with pendant lighting and with sunken sink and mixer tap, breakfast bar area and integrated fridge. Plenty of storage. The wall kitchen units comprise an integrated dishwasher, double height storage unit, integrated fridge and freezer, wall mounted double Neff cooker, induction hob with oven below, overheads extractor. Separate double height storage cupboard. There are Velux windows above the kitchen. Sliding doors provide access to the garden.

Open-plan to:

Sitting room / dining room:

23’5 x 21’3 (7.14m x 6.49m). With part vaulted ceiling. Sliding doors leading out to the garden. Library walled section with large lantern rooflight.

Between the kitchen and the hallway on the left door through to:

Utility room:

11’5 x 10’10 (3.49m x 3.30m).

With range of base and wall units. Stainless steel sink. Plumbing for a washing machine. Cupboard housing the water softener. Space for upright fridge/freezer.

There is also a storage cupboard under the staircase.

In the middle of the book shelf/library wall a door leads to:

Snug:

16’11 x 10.11 (5.16m x 3.32m).

With limestone fireplace hearth and surround. Log burner. Door leading through to the bedroom hallway.

There is also a double door from the sitting room/dining room which leads to the bedroom wing.

Heading to the left to the end of the hallway:

Principal bedroom:

21’10 x 13’0 (6.66m x 3.97m).

Triple aspect. Wardrobe cupboards.

En-suite shower room:

With shower cubicle. White tiled wall. Chrome fittings. Mosaic patterned flooring. Wash hand basin unit with mirror above. W/C. Chrome heated towel rail.

Bedroom 4:

14’8 x 8’11 (4.47m x 2.72m).

Family bathroom:

10’6 x 7’2 (3.20m x 2.17m).

With bath. Separate shower cubicle. Wash hand basin. W/C. Loft hatch.

Off the hallway there are two cupboards, one of which is an airing cupboard with shelving.

Bedroom 3:

13’2 x 10’6 (4.03m x 3.20m).

Bedroom 4:

16’4 x 10’8 (4.97m x 3.26m).

Heading back to the entrance hallway there are stairs that lead up to a mezzanine galleried area:

Galleried mezzanine Games room/playroom (possible bedroom):  30’8 x 9’6 (9.34m x 2.90m).With sky lights and a galleried section looking down on to the kitchen.

Front garden:

A gravel driveway provides ample parking. The whole garden has been secured for dogs. A mix of hornbeam and beech hedging on the left-hand side and there are various mature trees and shrubs on the flanks.  

Home office annexe:

4.7m x 3.7m.

There is an annexe office to the side of the front garden which provides a decent working space. It is well insulated and hard wired for Wi-Fi and electricity.

Heading down the right-hand side of the house towards the rear garden there is are various small outbuildings, sheds, and a greenhouse. Notably a workshop (3.9m x 3.5m). The oil tank is also located on this side as is the boiler. There is also septic tank (emptied May 2024).

Rear garden:

There is a terrace area which runs across the bank of the house provides wonderful summer entertaining space. The garden is mostly laid to lawn and toward the back is interspersed with a variety of trees including a large beech, horse chestnut, cherry, and ornamental pear. There is a lovely view toward the church. Under the lawn section there is a large rain water harvester tank which provides a considerable volume of water on demand for the garden.

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Tenure: Freehold

Guide price: £975,000 subject to contract