Friston, Saxmundham, Suffolk | Guide Price, £450,000


a 19th century former post office which now comprises a three bedroom cottage and a two bedroom annexe. Situated at the heart of the village overlooking the green and within a short walk of the pub. Five bedrooms, three bathrooms, garage and sunny walled garden. Very versatile space. Must be seen!
A 19th century former village post office which now comprises a three bedroom semi-detached cottage with a two bedroom annexe. The property which is situated at the heart of the pretty Suffolk village of Friston overlooks the village green and lies within a minute's walk of the Chequers public house. The property, which is semi-detached, was modernised and converted during the 1990s during which time the original shop was integrated into the main living room of the post office cottage and the stables at the rear were converted to a self contained two storey annexe with an integral garage/workshop. The sunny, south and west facing garden is arranged between the cottage and the old stables and is part walled, forming a private and secluded courtyard. There is a brick-paved patio, lawned areas and a grassy driveway which is accessible from the street via a five bar farm gate. The accommodation in the cottage includes a fabulous open plan sitting room/dining room which retains the original shop front deep windows and door. There is a fireplace with a wood burning stove in the sitting room. The kitchen/breakfast room overlooks the rear garden and the cottage also benefits from a useful down stairs cloakroom. There are three good sized first floor bedrooms, the master bedroom being particularly large and with direct views of the green, and a family bathroom. The accommodation is heated by electric storage heaters. The annexe, or "Stable Cottage", is the perfect guest suite which could easily be adapted as a work space or studio/gallery (subject to any necessary consents). The Stable Cottage has two first floor double bedrooms and a bathroom, together with a kitchen/breakfast room. The sitting room, which is on the ground floor, opens to the garden via a pair of French windows. There is a shower room and a large reception lobby/study area from which a courtesy door opens into the integral garage/workshop. The property as a whole has great charm and character and offers a unique range of accommodation which may provide ideal multi-generational accommodation on either a full time or part time basis, and the possibility or developing the property to generate a source of income.

Friston has a large village green, an active village hall and pub "The Chequers". The village lies conveniently between Aldeburgh and the market town of Saxmundham with easy access to the neighbouring village of Snape, famous for its world class Maltings Concert Hall, home to the Aldeburgh Festival. Saxmundham, which has a Wednesday market and Waitrose and Tesco supermarkets, also benefits from a good range of shops. Its railway station provides connecting services to London. The seaside town of Aldeburgh has an excellent range of local shops with art galleries and fine restaurants. There are golf courses at Aldeburgh, Thorpeness and Halesworth with sailing on the rivers Deben and Alde/Ore. Nature reserves in the area include RSPB Minsmere, Havergate Island, Snape Warren and North Warren. The cottage sits on the edge of the popular Sandlings Walk which ls a walk through the Suffolk Coast and Heaths Area of Outstanding Natural Beauty from Southwold to Ipswich.

Applicants may be aware of the proposals from Scottish Power for a new installation on the far side of the village.

THE OLD POST OFFICE

ENTRANCE HALL Front door with stained glass panels and stained glass window to side, tiled floor, coat hooks, stairs to first floor landing.

CLOAKROOM Pedestal wash basin, WC. Tiled floor, window, extractor fan, coat hooks.

SITTING ROOM/DINING ROOM

6.75m x 4.78 A wonderful reception room that incorporates the original shop and retains the deep shop windows and door. The double aspect provides a view of the village green. There is a pretty fireplace with a wood burning stove. Tiled floor, night storage heaters, TV point, cupboard housing electric consumer units (The Stable Cottage has its own fuse box), smoke alarm. Door to the kitchen.

KITCHEN/BREAKFAST ROOM

4.49m x 2.26m extends to 2.93m Rear aspect room, double glazed windows overlooking the rear garden. Fitted with roll edge work tops, single drainer stainless steel sink, cupboard under, nest of drawers, wall mounted units, four ring electric hob with oven beneath, tall larder unit, plumbing for washing machine, space for tall fridge/freezer. Tiled floor, under stair recess.

FIRST FLOOR LANDING Lit by double glazed velux windows, exposed beams, fitted carpet. Pine panel doors off to the bedrooms and bathroom.

BEDROOM ONE

4.91m x 3.80. Front aspect room with two double glazed windows that look out towards the village green. Night storage heater, fitted carpet, pine floor boards.

BEDROOM TWO

3.55m x 2.62m Sash window with a view towards the village green. Night storage heater, fitted carpet, exposed beams, access to the roof space.

BEDROOM THREE

3.31m x 2.69m Casement window with a view towards the village green, night storage heater, exposed beams, built in wardrobe, fitted carpet.

BATHROOM Panel enclosed bath with shower over and shower screen, pedestal wash basin, WC., tiled splash backs, wall mounted electric heater, vinyl floor, extractor fan, double glazed window. Airing cupboard with hot water cylinder, slatted shelves and immersion heater.

THE STABLE COTTAGE ANNEXE

RECEPTION HALL/STUDY

3.87m x 2.99m Stable door from the garden, night storage heater, tiled floor, cupboard housing electric fuses, courtesy door to the garage.

INNER LOBBY Brick floor, plumbing for washing machine, wall mounted pine cupboard, airing cupboard with hot water cylinder and slatted shelves.

SHOWER ROOM

WC., vanity enclosed wash basin with cupboard under, tiled shower cubicle, wall mounted electric heater, double glazed window, tiled floor, vanity light and shaver point.

SITTING ROOM

4.33m x 3.50m Rear aspect double glazed French windows to the garden, wall lights, pine floor boards, night storage heater, under stair recess and plinth, TV point. Stairs up to the first floor and the kitchen/breakfast room.

FIRST FLOOR KITCHEN/BREAKFAST ROOM

4.42m x 3.70m Double glazed windows look down on the garden. Vaulted and beamed ceiling, pine floor boards. Roll edged work tops, single drainer stainless steel sink with cupboard under, nest of drawers, breakfast bar and space for appliances.

INNER LANDING Pine wardrobe and shelved cupboard, smoke alarm. Doors off to the bedrooms and bathroom.

BEDROOM ONE

3.71m x 3.28m Casement window looking down on the garden and with a view towards the village green. Night storage heater, fitted carpet, vaulted beamed ceiling.

BEDROOM TWO

3.66m x 2.67m Casement window looking down on the garden and with a view towards the village green, night storage heater, fitted carpet.

BATHROOM

2.32m x 1.80m Panel enclosed bath, pedestal wash basin, WC., electric shaver point and vanity light, wall mounted electric heater, access to the roof void, window.

INTEGRAL GARAGE

4.08m x 3.32m Double timber doors, light and power connected. Courtesy door to the reception hall/study.

OUTSIDE The property is approached via a five bar gate from the street which opens to a grassy driveway. The front garden is laid to lawn and flanked by established hedges and ornamental trees, with flower beds, a clematis, a canopy porch, outside light and gate to the rear garden and The Stable Cottage annexe. There are views of the village green from the front garden.

The rear garden is enclosed and part walled, laid to lawn with a large brick paved sun terrace and raised beds. There is a pergola with a grape vine and established shrubs and climbing roses.

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.

email: saxmundham@jennie-jones.com

TENURE Freehold

SERVICES Mains water, drainage and electricity.

DIRECTIONS From Saxmundham proceed south from the traffic lights towards the A12 and take the first left to Sternfield. Follow the road round to the left towards Friston. Upon entering Friston village proceed past the village green to the cross roads by the pub. Turn left into Grove Road and the cottage will be found on the right hand side.

EPC - E
Floorplan for Friston, Saxmundham, Suffolk