Carlton Park, Saxmundham | Guide Price, £435,000

Elegant 3 bed house which forms part of an exclusive development of individual houses set in 19 acres of protected farmland. Reception hall, cloaks, triple aspect sitting room, study, lovely farmhouse, kitchen/dining room, galleried landing, master bedroom and ensuite, bathroom, private garden
An elegant three/four bedroom house which forms part of an exclusive development of individual houses set in 19 acres of protected parkland between Kelsale and Saxmundham. The property which is semi-detached is part of the recreated stable block for Carlton Hall and was constructed by Landfast Limited in the early part of this century. The property and its two neighbours front directly onto a walled courtyard. There is a good sized, enclosed private garden at the rear which is laid to lawn and incorporates a small orchard area where the present owners keep their chickens. The property also benefits from a double garage in block to the rear. The accommodation is centrally heated by gas-fired radiators and benefits from double glazing. There is a smart farmhouse kitchen/diner fitted with ivory painted units and integrated appliances and a spacious sitting room which has a fireplace and overlooks the park with a view towards the church. The ground floor also includes a study/fourth bedroom and an adjacent cloakroom. The first floor galleried landing is naturally lit by a lovely arched window overlooking the walled courtyard at the front. There are three generous sized bedrooms together with a very smart family bathroom and a contemporary en-suite shower room to the master bedroom. The recess in bedroom two could be adapted to create additional en-suite facilities if required. As houses of this nature are extremely difficult to acquire, we strongly recommend an early appointment to view.

Carlton Park lies approximately a mile from Saxmundham. Carlton has a primary school and a pub: The Poacher's Pocket. Saxmundham has excellent local shops including Waitrose and Tesco supermarkets. The railway station provides connecting services to London, Cambridge and Norwich and the town has its own restaurants and galleries. The sea side towns of Aldeburgh and Southwold lie within convenient reach by car. Attractions in the area include the concert hall at Snape Maltings which is home to the Aldeburgh Festival. There are golf courses at Aldeburgh, Thorpeness, Woodbridge and Halesworth. There are sailing clubs on the rivers: Alde, Ore, Deben and Orwell. This area is wonderful for walkers, cyclists and nature lovers with reserves at Minsmere, Havergate Island, Shingle Street, North Warren and Aldringham Fen all within easy reach. There is a very good sports centre and swimming pool at Leiston and ancient castles to explore at Orford and Framlingham.

The accommodation comprises

RECEPTION HALL Double glazed front door from the communal courtyard is set into an imposing arched window which extends from the ground to the first floor level. Staircase with half landing and hardwood turned balustrades leads up to the first floor landing. Tiled floor. Understairs recess. Central heating thermostat.

CLOAKROOM White suite W.C. Wash basin. Tiled splashbacks. Tiled floor. Radiator. Window. Coved ceiling. Extractor fan. Electric consumer units.


18´6" x 12´11" (5.64m x 3.94m Triple aspect room with mullion double glazed picture window which affords a fabulous view over pasture and towards the Church with undulating countryside beyond. Casement door leads to the courtyard. Rear aspect window overlooks the private rear garden. Coved ceiling. Feature open fireplace with polished limestone mantelpiece and surround. Two radiators. T.V. point. Telephone point. Fitted carpet.


7´8" x 7´3" (2.34m x 2.21m) A rear aspect room. Double glazed window. Radiator. Telephone point. Coved ceiling. Fitted bookshelf.


18´6" x 12´6" (5.64m x 3.81m) A lovely farmhouse kitchen with double aspect windows including a double glazed mullion picture window which overlooks the communal courtyard to the front and stable door leading to the private rear garden. The kitchen well appointed with roll edged work tops and a new single drainer composite sink with mixer tap and splash backs. A good range of base level cupboards and drawers and matching wall units painted ivory. Integrated washing machine, dishwasher, fridge/freezer, four ring gas hob, cooker hood and oven, fitted shelves and wine rack, tiled floor, radiator, coved ceiling with down lighters

FIRST FLOOR GALLERIED LANDING A beautiful landing lit by the arch courtyard window with turned balustrades. Coved ceiling. Access to roof space. Radiator. Panel doors lead off to the bedrooms. Airing cupboard with wood slatted shelving with Megaflow hot water cylinder. Fitted carpet.


An L-shaped room measuring

12´5" x 12´1" plus 6´1" x 5´7"

plus 1.85m x 1.70m) (3.78m x 3.68m A rear aspect room with double glazed window overlooking the garden and pasture beyond. Radiator. Coved ceiling. Telephone point. T.V. point. Fitted carpet.


6´11" x 5´9" (2.11m x 1.75m) A very smart new suite comprising a shower cubicle with shower door, vanity enclosed wash basin with drawer beneath, mixer tap, splash back, medicine cabinet with illuminated mirror,. WC., laminate flooring, double glazed velux window, down lighters, extractor fan, chrome towel rail/radiator.


16´4" max x 11´3" (4.98m x 3.43m) A rear aspect room with double glazed window. Affords views of the garden and pasture beyond. Coved ceiling. Radiator. Fitted carpet.


12´6" x 6´11" (3.81m x 2.11m) Twin Velux windows. Radiator. Coved ceiling. Fitted carpet.


7´8" x 7´1" (2.34m x 2.16m) Smart new suite comprising panel enclosed bath, shower over the bath with shower screen and splash back, Vanity enclosed wash basin with cupboard under, WC., laminate flooring, double glazed window, chrome towel rail/radiator down lighters and extractor fan.

OUTSIDE To the rear of the property is a private garden which is enclosed with willow fencing, laid mainly to lawn with a paved sun terrace area and raised beds. A picket fence with two gates encloses a second garden area which is grassed and planted with fruit trees. The garden provides a wonderful pastoral view over Suffolk countryside with a rear pedestrian gate giving access to the driveway and garages beyond. There is outside lighting and an outside tap.

At the front of the property is an attractive walled communal courtyard garden with pea shingle pathways and lawn.

To the rear of the property is a DOUBLE GARAGE set in a block.

COMMUNAL GROUNDS AND WOODLAND The areas of Carlton Park surrounding the individual properties are available for communal use only by the individual property owners. The area is private scheduled ancient parkland and is not open to members of the general public. There is an annual maintenance charge levied upon each owner for the upkeep of the grounds etc.

SERVICES Mains water, electricity gas and drainage

LOCAL AUTHORITY Suffolk Coastal District Council, Council Offices, East Suffolk House, Station Road, Melton, Woodbridge, IP12 1RT Tel: 01394 383789

VIEWING Strictly by appointment through Jennie Jones Estate Agents:

SAXMUNDHAM (01728) 605511.

Floorplan for Carlton Park, Saxmundham