Wadd Lane, Snape | £895,000

A lovely detached Grade II listed former work house set in approx. 5 acres (sts) in a rural location on the edge of Snape. The house has 4 bedrooms plus a self contained annexe. The grounds, which are unsuitable for horses, and abut a small river may be of real interest to conservationists.
A unique Grade II listed former parish work house which is situated on the edge of Snape and occupies a five acre plot (subject to survey and measurement) that is a conservationist's dream. The grounds include formal garden areas, a cultivated vegetable garden, a field, dell and woodland that is bordered by a small river. * Please see agents' note. The property offers tremendous privacy and seclusion and is located at the end of a country lane abutting open Suffolk farmland. There are numerous, well-built outbuildings which include a double garage, a cart lodge and wood work shop, a garden store and a lovely secluded studio. The house and its self-contained annexe have been the subject of an extensive programme of careful repair over the last ten years. The house offers an excellent range of versatile and spacious family accommodation which is centrally heated by oil-fired radiators. There are four double bedrooms served by a bathroom, shower room and first floor WC. The ground floor includes a farmhouse kitchen/dining room, a living room, drawing room and conservatory. There is a study, a utility room and a very useful cellar. The annexe has a double bedroom, bathroom, sitting room/dining room and kitchen. The property has many lovely architectural features including a 19th century fireplace in the drawing room, and an impressive inglenook in the living room. There are beautiful polished English elm and oak floorboards in the reception rooms and a wealth of exposed beams. The property offers wonderful opportunities for home working or bed and breakfast. It may also appeal to buyers with extended or multi-generational families. The range of outbuildings, outside space and vehicular access offer potential for art and craft, studios and hosting workshop related events.

This part of Suffolk is a haven for artists, writers and musicians. Snape has excellent local pubs and restaurants, a primary school, garage/shop. The world famous Snape Maltings Concert Hall which is home to the internationally renowned Aldeburgh Festival, is a popular attraction and there are wonderful estuary walks along the Sailors Path, Iken Cliff and woodland walks at nearby Tunstall Forest. The attractions of Orford and Aldeburgh lie within convenient reach by car and there are nature reserves nearby including RSPB Minsmere. The nearby market town of Saxmundham has a railway station which provides connecting services to London Liverpool Street. Saxmundham has a Wednesday market, an excellent range of local shops with galleries and restaurants and a Waitrose and Tesco supermarket.

ENTRANCE PORCH Part glazed front door to the living room.

LIVING ROOM Front aspect room, beautiful polished English elm floor boards, exposed beams, magnificent inglenook fireplace with oak bressummer beam, in-board seats, salt niches and wood burning stove. Two radiators, door to hall and the drawing room.

DRAWING ROOM A triple aspect room opening, via French windows, to the conservatory. Beautiful polished oak floor boards, lovely 19th century open fireplace with moulded surround and marble hearth. Two radiators and four wall lights, TV point.

CONSERVATORY Timber framed windows and double doors from the garden. Exposed brick plinth and back wall, plumbago, wooden staging.

RECEPTION HALL Pamment tiled floor, casement door to the garden, stairs to the first floor landing, under stair cupboard. Door to the cloakroom.

CLOAKROOM Pedestal wash basin, WC. tiled splash backs, heated towel rail/radiator, under stair recess, pamment tiled floor, wall light, coat hooks, double glazed window. Underfloor heating.

FARMHOUSE KITCHEN/DINING ROOM Double aspect room fitted with Shaker Style cabinets under polished oak work tops. Single drainer stainless steel sink with mixer tap and drinking water tap. Extensive range of base level cupboards and drawers, basket racks, matching wall units, slide our larder unit and tall shelved cupboard. Recess for American fridge/freezer, space for LPG cooker with stainless steel splash back and cooker hood, plumbing for dishwasher, pamment tiled floor, exposed beams, ledged door to the cellar, and door to the study. Underfloor heating.

PORCH/UTILITY ROOM Casement door to the garden, plumbing for washing machine, space for tumble dryer, pamment tiled floor, wall mounted cupboard.

CELLAR Brick floor, fitted shelves, hot water cylinder, oil-fired boiler, electric consumer units, window, light and power points, shelves for preserve jars etc.

STUDY Rear aspect, double glazed window, fitted shelves, polished oak floor boards, radiator. Back stairs to the first floor landing.

FIRST FLOOR LANDING Rear aspect, secondary glazed dormer window, fitted carpet, radiator, fitted shelves, ledged doors leading off, wall lights, smoke detector.

BEDROOM ONE Double aspect room, fitted carpet, two radiators, views of the garden and the woods.

EN-SUITE BATHROOM Panel enclosed bath with shower over the bath and shower screen, pedestal wash basin, WC., heated towel rail/radiator, vinyl floor, down lighters, wall mounted electric heater, vanity light and shaver point, extractor fan.

BEDROOM TWO Double aspect room with views of the garden and woodland, fitted carpet, radiator.

BEDROOM THREE Front aspect room with views of the garden and countryside beyond, radiator, fitted carpet, exposed beams, access to the roof space.

BEDROOM FOUR Double aspect room with views of the garden, 19th century fireplace with mantelpiece, fitted carpet, two radiators.

SHOWER ROOM Corner shower cubicle with sliding shower screen, WC., pedestal wash basin, tiled splash backs, vinyl floor, heated towel rail/radiator, wall mounted electric heater, extractor fan.

SEPARATE WC Pedestal wash basin and WC., vinyl floor, vanity light, heated towel rail/radiator.


ENTRANCE HALL Front door, polished oak floor boards, smoke alarm, built in cloaks cupboard.

SITTING ROOM/DINING ROOM Double aspect room, two radiators, polished oak floorboards, internal door to the porch, TV point.

KITCHEN Fitted with shaker style units, polished oak work tops, single drainer stainless steel sink, base level cupboards and drawers, wall mounted units, electric cooker point, cooker hood, space for fridge/freezer, polished oak floor boards. Access to roof space.

BEDROOM Front aspect window, radiator, polished oak floor boards.

BATHROOM Panel enclosed bath with mixer tap and shower attachment, shower screen, wash basin, tiled splash backs, WC, vinyl floor, wall mounted electric heater, heated towel rail/radiator.



5.32m x 5.32m Two up and over doors, power connected, fitted shelves, personal door to the garden. This building is located to the side of the house and accessed from the main driveway and parking area.


6.00m x 5.87m Double open bay, power connected. Door into the wood work shop. This building is located to the front of the property, accessed via the garden and a separate field gate from the lane.


6.00m x 3.96m Door from the cart lodge and door from the garden. Power and light connected, fitted shelves.


(plus open fronted potting shed) 6.13m x 2.87 A substantial garden shed with power connected and ramped access for a lawn mower. This building is located in the vegetable garden enclosure


5.13m x 3.86m Weather board elevations under a tiled roof. Triple aspect room with French windows. Power and light connected, night storage heater, sink. This building is located in the Dell. There is a pedestrian gate providing a short cut to the house.

OUTSIDE SPACES The property is approached via a five bar gate and driveway leading to the double garage and turning/parking area.

The formal garden areas extend to the front of the house, laid to lawn with mature deciduous and evergreen trees, ornamental shrubs, herbaceous plants, ornamental box hedges, trellis with climbing roses. Mature wisteria, a long paved sun terrace, outside lighting. Large ornamental pond. The lawn extends to the sides of the house and rear where there is a small orchard with young fruit trees, a brick retaining wall, outside light, oil storage tank and a five bar gate providing access to the vegetable garden.

The vegetable garden is fenced and flanked by mixed hedging. The garden has been cultivated for vegetables and soft fruit. There is a fruit cage and a poly tunnel. A five bar gate opens to the meadow.

The meadow is flanked by native species hedges and bamboo. The meadow is grassed with sandy soil. It extends along the rear boundary to meet the Dell.

The Dell has lovely mature oak and beech trees. A grassy bank slopes down to the river. There is a wild area beyond the Dell with trees and bracken. A pedestrian gate opens to the rear garden and a short cut to the house.

The Woodland lies on the west side of the property. It is planted with beautiful oak and beech trees and is unfenced along the southern boundary and bordered by the river. There is a public footpath that runs through the woodland to a footbridge that spans the river.

The Woodland lies on the west side of the property. It is planted with beautiful oak and beech trees and is unfenced along the southern boundary and bordered by the river Fromus. There is a public footpath that runs through the woodland to a footbridge that spans the river.

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

SERVICES Mains electricity. Water is from a mains supply via a private easement across neighbouring land. Drainage to a private system.

VIEWING By appointment through Jennie Jones Estate Agents:

SAXMUNDHAM (01728) 605511.

email: saxmundham@jennie-jones.com

AGENT´S NOTE Although the total plot is believed to extend to about 5 acres, we do not consider the property to be suitable for horses and we do not believe that there is additional land available to rent or purchase. Applicants should be aware that over head electricity pylons run to the north of the property.

DIRECTIONS: From Saxmundham proceed south out of town through the traffic lights towards the A12. Turn left to Sternfield and proceed over the hump back bridge. Take the right turn towards Snape. At the cross roads turn right onto the Farnham Road and take the left turning into Wadd Lane immediately before the garage. Proceed down the lane and straight across at the cross roads. Proceed towards the end of the lane and Waterfields Cottage will be found on the right hand side.

EPC RATING = Exempt.
Floorplan for Wadd Lane, Snape