Polstead Hill, Polstead, Suffolk

Detailed timber door opening to:  

ENTRANCE HALL: 20' 4" x 6' 4" (6.22m x 1.94m) A linear entrance hall with dado rail, staircase off with useful understairs storage recess and stripped LVT wood effect flooring. Door to: 

SITTING ROOM: 22' 2" x 16' 9" plus bay (6.75m x 5.11m) An elegant reception room affording a triple aspect with bespoke, handmade double glazed, timber framed sash windows to front, side and rear with a timber framed door with glazing bars opening to the rear terrace and gardens beyond. The focal point of the room is a central fireplace with detailed surround, mantle over and inset grill. Parquet flooring, patterned cornicing and affording a wealth of natural light with unspoilt access across the gardens and landscape beyond. 

DINING ROOM: 17' 5" x 11' 11" (5.33m x 3.64m) Enjoying a direct, open link with the kitchen/breakfast room with aluminium framed panel glazed door to the side terrace and sliding patio door opening to the rear terrace and gardens beyond. Stripped wood effect LVT flooring throughout and garden room area to rear enjoying a striking aspect across the rear gardens. 

KITCHEN/BREAKFAST ROOM: 23' 10" x 12' 3" (7.27m x 3.75m) Fitted with an extensive range of bespoke, handmade solid wood base and wall units with quartz preparation surfaces over. Ceramic single sink unit with vegetable drainer to side, mixer tap above and aluminium framed window to rear affording an unspoilt aspect across the gardens. The kitchen provides space for a four door Rangemaster oven with five ring induction hob over and extraction above, dishwasher and combination fridge/freezer. The kitchen units comprise a range of soft close cutlery drawers, deep fill pan drawers, fold out carousel corner units and shelving units. Further enhanced by a quartz topped central island with power points, further base level storage and space for use as a breakfast bar. Continuing through the kitchen is further enhanced by full height larder store with roll out units and sensor lighting, further full height store room with sensor lighting and internal shelving and store room housing oil fired boiler. A hidden study area is positioned adjacent to the boiler store providing versatile, tucked away office space. 

UTILITY ROOM: 11' 9" x 5' 10" (3.59m x 1.79m) Fitted with a matching range of shaker style base units with composite preparation surfaces over and tiling above. Painted feature brick work, Lamona single sink unit with hot and cold tap over and space and plumbing for washing machine and dryer. Stripped wood effect flooring and half height obscured panel glazed door to outside. Further door to: 

STUDIO: 14' 4" x 10' 1" (4.37m x 3.08m) Set to the rear of the property with velux window to side, panel glazed, aluminium framed sliding patio door with access to the raised decked terrace and picture window overlooking the gardens. LED lighting, half height wall panelling and wall heater. 

CLOAKROOM: 6' 1" x 2' 11" (1.86m x 0.90m) Fitted with WC, wall hung wash hand basin and obscured glass window to side. 

First floor  

LANDING: 12' 10" x 6' 3" (3.93m x 1.91m) With timber framed, double glazed sash windows to front, door to linen store housing water cylinder with useful fitted shelving and further door to store room with attached hanging rail and useful fitted shelving. Hatch to loft and door to: 

BEDROOM 1: 15' 3" x 10' 0" (4.65m x 3.05m) With timber framed, handmade double glazed sash window to rear affording views across the gardens. Door to: 

EN-SUITE SHOWER ROOM: 7' 7" x 6' 3" (2.32m x 1.91m) With marble styled tiling and fitted with ceramic WC, wash hand basin within a fitted base unit and fully tiled separately screened shower with Aqualisa shower attachment. Wall mounted heated towel radiator, LED spotlights and sash window to front with plantation shutters. 

INNER HALL: 11' 9" x 3' 2" (3.60m x 0.97m) Creating a partition which can be incorporated into bedroom two or creating an independent walkway, if so required, with sash window to front affording views across Polstead pond. Opening to: 

BEDROOM 2: 13' 2" x 11' 9" (4.03m x 3.59m) With sash window to rear affording views across the gardens, fitted wardrobes and door to: 

EN-SUITE BATHROOM: 9' 11" x 8' 0" (3.04m x 2.46m) Principally tiled and fitted with ceramic WC, wash hand basin within a floating curved unit, walk-in one and a half width shower with mounted and handheld shower attachment and corner bath with shower attachment. Wall mounted heated towel rail, obscured glass sash window to rear and LED spotlights. 

BEDROOM 3: 16' 9" x 10' 0" (5.10m x 3.05m) Affording a triple aspect with sash windows to front, side and rear with fitted wardrobes and attached hanging rail.  

Outside Centrally positioned within its plot, the property is approached via a shingle driveway with twin five bar gates and direct access to the:  

DOUBLE GARAGE: 22' 10" x 19' 10" (6.96m x 6.05m) With two sets of twin hinge doors to front, light and power connected and door to outside.

Flanked by lawn on all sides with mature silver birch trees, a picket fence line and established hedge line border. Particularly well-framed behind distinctive brick elevations, gated side access opens to a side terrace with covered pond incorporating a water feature, both fledging and mature trees beyond and a wealth of mature beds, dense planting and vibrant perennial and evergreen flowers and shrubs. A raised decked terrace is ideally placed for the south facing rear aspect with neatly maintained box hedging, stream bordering the periphery of the grounds and bamboo to rear. A private, well-defined garden offering considerable privacy with a breath of planting, established borders and occupying a unique position within this historic village. 

TENURE: Freehold 

SERVICES: Mains water, private drainage and electricity are connected. Oil fired heating. NOTE: None of these services have been tested by the agent. 

EPC RATING: Pending report. A copy of the energy performance certificate is available on request. 

WHAT3WORDS: ///trains.backtrack.butter 

LOCAL AUTHORITY: Babergh District Council, Endeavour House, 8 Russell Road, Ipswich, IP1 2BX ). BAND: G. 

COMMUNICATION SERVICES (source Ofcom): Broadband: Yes, Superfast - Speed: up to 80 mbps download, up to 20 mbps upload
Phone signal: Yes - Provider: Likely, O2

NOTE: David Burr make no guarantees or representations as to the existence or quality of any services supplied by third parties. Speeds and services may vary and any information pertaining to such is indicative only and may be subject to change. Purchasers should satisfy themselves on any matters relating to internet or phone services by visiting
 

VIEWING: Strictly by prior appointment only through DAVID BURR.