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An impressive Victorian farmhouse with grounds of over 8 acres, occupying a stunning position on the outskirts of the village of Hasketon, close to Woodbridge.
Entrance lobby, entrance hall, drawing room, sitting room, playroom/study, kitchen/breakfast room, pantry, boot room, utility room, guest bedroom with en-suite shower room and two cloakrooms. Master bedroom with en-suite shower room, 6 further bedrooms, two dressing rooms and two family bathrooms. Traditional Suffolk barn and separate range of former stables. Garaging and further store, workshop and potting shed. Gardens and grounds extending, in all, to approximately 8.4 acres (3.39 hectares).
Guide Price £1,750,000 Freehold Ref: P6112/J
Home Farm Blacksmiths Road Hasketon Suffolk IP13 6JA
Clarke and Simpson Well Close Square FramliAngham Suffolk IP13 9DU T: 01728 724200 F: 01728 724667
And The London Office 40 St James’ Place London SW1A 1NS
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Chartered Surveyors / Estate Agents
Location Home Farm will be found in a delightful rural location, on the outskirts of the village, and set back some 300 metres from the public highway. Hasketon is a very popular village, with its fine church and award winning public house, The Turks Head. Hasketon lies a short distance from the historic market town of Woodbridge on the banks of the River Deben. Woodbridge has an extensive range of shops, restaurants, public houses and recreational facilities along with an excellent Marina. There is also a good choice of schooling in both the private and state sectors. The Abbey Preparatory School and Woodbridge School are both located in the town, and Hasketon falls within the catchment area of the renowned Farlingaye High School. The property has easy access to the A12, which provides largely dual carriageway driving to London and the south. The County Town of Ipswich, with a further choice of good schooling in both the state and private sectors as well as a good range of shopping and recreational facilities, including its popular marina area, is about 8 miles to the south-west and from here there are fast Inter-city rail services to London's Liverpool Street station, which are scheduled to take just over the hour. There are also some direct services from Woodbridge to London each day. The Heritage Coast lies within about 13 miles with popular centres such as Orford, Aldeburgh, Thorpeness, Walberswick and Southwold. Description Home Farm has been in the same family’s ownership for nearly 90 years and comprises a stunning Victorian farmhouse, which is not listed, occupying a delightful rural position on the outskirts of the desirable village of Hasketon, and in close proximity to Woodbridge. Whilst Home Farm is quite substantial, it retains a very homely charm with all the principal rooms being of a generous, but not overbearing size. In recent years the vendor has undertaken a programme of refurbishment works including replacing the plumbing and heating system together with installing a new boiler, fitting a new kitchen and replacing bathrooms, the en-suite shower room and cloakroom facilities. As a result, Home Farm now presents very well, but there is still scope for an incoming purchaser to undertake further conversion or reconfiguration of the accommodation to their particular style and taste. Outside formal gardens immediately surround the property, and provide scope for further landscaping works if required. Home Farm also offers a wonderful range of outbuildings including a traditional Suffolk barn and a delightful range of stables that enclose a courtyard. These buildings have remained largely untouched for many years, but offer tremendous potential to be converted into work from home facilities, annexe accommodation to Home Farm or B&B/holiday let facilities, subject to the necessary consents. Beyond the formal garden at the rear is a small orchard and beyond this is just over 5½ acres of amenity land. Until recently this land was farmed, but last autumn it was seeded with the grass now becoming established. In all, Home Farm extends to approximately 8.4 acres (3.39 hectares). Covenant A covenant will be included in the sale contract stating that the outbuildings cannot be used for independent residential use. This will not, however, preclude the use of the buildings for work from home facilities, ancillary accommodation to the main house or holiday let/B&B purposes. Vendor’s Survey The vendor has commissioned a full building survey of the property for the benefit of interested parties. An electronic copy of the survey is available from Clarke and Simpson. At the point of completion, the surveyors, James Aldridge, will assign the survey to the new owner. The buyer will be required to re-imburse the vendor for the cost of the survey (£1,080 inclusive of VAT).
The Accommodation The House Ground Floor A part glazed wooden front door opens into the Entrance Lobby With windows on the side and front elevations overlooking the front garden, and offering views across the adjoining countryside to the south-east. Quarry tiled flooring, fitted bench and door through to the Entrance Hall A spacious area with large window providing plenty of light and good views to the front of Home Farm. Internal feature window into the Kitchen/Breakfast Room, principal staircase to first floor with carved newel post and balustrades, together with understairs storage cupboard, radiator, door to walk-in storage cupboard door to Inner Hall and doors off to Drawing Room 20’ x 16’6 (6.10m x 5.03m) A light and spacious reception room with large casement windows providing good views to the front. The focal point is the open fireplace with brick surround and tiled hearth. Polished boarded floor and radiators.
Sitting Room 17’ x 16’6 (5.18m x 5.03m) A delightful second reception room that also benefits from a large window on the front elevation offering good views. Open fireplace with carved wood surround and tiled hearth. Range of fitted shelving, radiators and door to Side Lobby.
Returning to the Entrance Hall a panelled door opens into the Inner Hall With secondary staircase to Half Landing and then rising again to the First Floor, with useful understairs storage cupboard. Radiator and doors off to Kitchen/Breakfast Room 22’5 x 18’10 (6.83m x 5.74m) An extremely light room with large window and part glazed French doors on the rear elevation providing good views and access to the rear garden, together with an internal window gaining light from the Entrance Hall. An inviting, comfortable and multi-functional room, that offers ancillary reception space. The kitchen area is well fitted with a Plain English kitchen with granite worksurface over incorporating a double butler sink and mixer tap. Two hob electric Aga with supplementary Bosch induction hob to the side and integral Miele washing machine. Fireplace with wood surround containing the multi-fuel burning stove set on a slate hearth. Engineered oak boarded floors throughout, recessed spotlighting to part and door to the
Side Lobby 11’3 x 6’ (3.43m x 1.8m) With large built-in shelved pantry cupboard, slate tiled flooring, recess for fridge and/or freezers and door to Boot Room 14’7 x 12’11 (4.45m x 3.94m) With part glazed door providing access to the gardens. Slate tiled flooring throughout, range of fitted shelving and coathooks, butler sink with flanking carved wooden drainers, radiator, door to Cloakroom and door to Utility Room 14’7 x 6’6 (4.45m x 1.98m) With plumbing for washing machines and housing many of the services for Home Farm, namely the Grant oil fired boiler, pressurised hot water cylinder, water softener and fuseboard. Returning to the Inner Hall a door provides access to the Pantry 10’9 x 9’2 (3.28m x 2.79m) With window overlooking the rear garden and range of original fitted shelving and cupboards. Fitted coat hooks, radiator, door through to the Inner Lobby and further doors off to
Playroom/Study 17’ x 15’3 (5.18m x 4.65m) A spacious twin aspect room with windows on the front and side elevation providing good views and plenty of light. Fireplace containing a wood burning stove with tiled surround and raised tiled hearth. Wooden boarded floor and radiators. Guest Bedroom 15’4 x 9’10 (4.67m x 3.0m) A charming guest bedroom that was originally the farm office, and could be used as a study or office if required. Window on the rear elevation offering views of the garden and gently undulating countryside beyond. Door to the outside, radiator and door to En-suite Wet Room With fully tiled shower enclosure, mounted wash basin with cupboard under and WC with concealed cistern. Tiled flooring, heated towel rail, recessed spotlighting and extractor fan. Cloakroom Recently refurbished and comprising mounted wash basin with offset mixer tap set on wooden worksurface with storage cupboard under. WC with concealed cistern, wood effect flooring and radiator.
Steps down from the Inner Hall lead to a door that opens into Store Room 10’8 x 8’2 (3.25m x 2.49m) With window on the rear elevation, door providing access to the patio and gardens, fitted shelving and radiator. The principal staircase in the Entrance Hall rises to the First Floor Landing With radiator and doors off to Bedroom One 16’2 x 12’ (4.93m x 3.665m) A generous double bedroom with large casement window on the front elevation providing views of the countryside to the south-east. Painted boarded floor, range of built-in wardrobe cupboards and radiator. Dressing Room 12’8 x 8’ (3.86m x 2.44m) Also benefitting from a window on the front elevation providing plenty of light, exposed boarded floor and radiator. Bathroom One With window on the gable elevation providing views of the barn and towards the centre of Hasketon. Suite comprising roll top bath, WC, bidet, shower cubicle and pedestal wash basin. Half height panelling, tiled flooring, towel radiator and extractor fan. Bedroom Two 15’ x 12’ (4.57m x 3.66m) Another good size double bedroom that is currently utilised for storage and with window on the gable elevation providing views of the barn and beyond. Exposed boarded floor and radiator. Returning to the principal Landing a door provides access to the Rear Landing With secondary staircase, with half landing, returning to the Inner Hall, velux style window light, part boarded floor and doors off to
Bedroom Three 13’3 x 11’8 (4.04m x 3.56m) A delightful double bedroom with pretty casement window on the front elevation providing plenty of light and good views. Door returning to the principal landing, Victorian style iron hob fireplace with carved surround and radiator. Dressing Room 12’6 x 8’ (3.81m x 2.44m) With window providing views of the front garden and beyond. Currently used as a Study, but could also be utilised as a Dressing Room serving Bedroom Six. Inter connecting door with Bedroom Six and radiator. Bedroom Four 17’ x 13’ (5.18m x 3.96m) An impressive double bedroom benefitting from views to the front. Fitted wardrobe cupboards, inter-connecting door to Bedroom Five and radiator. Bedroom Five 11’8 x 10’8 (3.56m x 3.25m) With partly vaulted ceiling, pair of casement windows providing good views to the rear and radiator. A door from the Rear Landing provides access to Side Landing With radiator, door to Linen Cupboard, and access to Master Bedroom (Six) 16’6 x 15’3 (5.03m x 4.65m) A stunning twin aspect double bedroom with large windows providing plenty of light and wonderful views of the surrounding countryside. Painted boarded floor, radiators and door to En-suite Shower Room With high level window, fully tiled shower cubicle with glass hinged screen, WC and pedestal wash basin. Tiled floor, heated towel rail, recessed spotlighting and extractor fan. Bedroom Two 15’2 x 9’8 (4.62m x 2.95m) A further double bedroom with large window on the rear elevation providing good views of the gardens and grounds. Being in close proximity to Master Bedroom Eight, this could provide a dressing room or larger en-suite if required. Radiator. Bathroom With window providing good views to the rear and suite comprising roll top bath with centre point mixer tap and shower attachment, pedestal wash basin and WC. Half height panelling, heated towel rail, tiled floor, recessed spotlighting and extractor fan. Outside Home Farm is set some 300 metres away from the public highway, approached via a concrete track over which the property will benefit from a right of way. This continues and terminates at a field access, with the field being retained by the current vendor and serving the neighbouring Home Farm Barn. A pair of side hung wrought iron gates open onto a shingled walkway that leads to a semi-circular terrace to the front of Home Farm, from where the front door and Entrance Lobby can be accessed.
Home Farm sits centrally within its formal garden that comprises large areas that are laid to grass for ease of maintenance, but interspersed with well stocked borders containing a variety of established flowers and shrubs. The rear garden serving Home Farm benefits from a westerly aspect, and therefore enjoys the sun during the latter part of the day. This is principally laid to grass, but fully enclosed within wrought iron fencing and established hedging, and includes a patio that can be accessed from the Kitchen/Breakfast Room. An enclosed area beside the rear garden has been given over to a vegetable garden with raised beds and dog run. Home Farm also enjoys an excellent range of outbuildings. On the approach to the property is a range of stables, cart lodges and hay stores of predominantly timber frame construction set beneath low level pitched pantile roofs surrounding an enclosed courtyard. Historically these buildings have benefitted from planning permission for conversion to holiday lets, and provide tremendous scope for a variety of uses, subject to the necessary consents. To the rear of the stables is a large shingled courtyard, beside which is the traditional Suffolk barn. Attached to the front of the barn is a more modern lean-to that provides useful garaging facilities. The Suffolk barn has benefitted from some maintenance works in recent years, namely some recladding and repointing, but otherwise has been used for storage. This building also provides tremendous scope for alternative uses, subject to the necessary consents. Beside Home Farm, is a former garage, that is currently utilised as a store, workshop and potting shed, and beyond the formal garden is a further low level timber frame range that we understand was previously used to house livestock. Beyond the formal gardens, to the north-west, is an orchard area, and beyond this is the bulk of the land. Until recently this was farmed, but in the autumn of 2018 it was seeded with grass. This block of land extends to just over 5.7 acres (2.3 hectares) and gently slopes away from Home Farm, towards the surrounding agricultural land. In all, Home Farm extends to approximately 8.4 acres (3.39 hectares).
Site Plan — Indicative Only
Viewing Strictly by appointment with the agent.
Services Mains water and electricity. Oil fired central heating. Private drainage system.
Council Tax Band G; £2,867.18 payable per annum 2019/2020
Local Authority East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: 01394 383789
NOTE These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn. No warranty can be given for any of the services or equipment at the property and no tests have been carried out to ensure that heating, electrical or plumbing systems and equipment are fully operational. Any distances, room aspects and measurements which are given are approximate only. No guarantee can be given that any planning permissions or building regulations have been applied for or approved.
May 2019
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Directions Proceeding north along the Woodbridge A12 bypass, continue past the Shell garage, taking the third turning on the left into Manor Road. Take the next turning on the right where signposted to Hasketon and after approximately half a mile turn right onto a concrete track that will lead you to Home Farm.
