Church Road Blaxhall | Guide Price, £279,950


An enchanting Grade II listed end of row cottage which is situated in a rural location in the lovely Suffolk village of Blaxhall within walking distance of the pub, church and village hall. Pretty and generous sized garden, 2 bedrooms, 2 bathrooms, kitchen, sitting room/dining room with fireplace.
An enchanting Grade II listed end of row cottage in a secret location in this most sought after, rural, Suffolk village. Southfield Cottage is thought to date from the early 19th century and occupies a secluded sunny plot which has a delightful cottage garden that overlooks an area of privately owned and planted light woodland. The cottage is beautifully presented and retains many lovely original architectural features including a rubble and flint wall on the western elevation, a garden well which at one time served the all the neighbouring cottages, exposed pamment tiles in the sitting room and stripped and polished floor boards in the first floor rooms. There are pine ledged internal doors with hand forged (presumably locally) hinges and latches and a delightful early casement window in the second bedroom. The sitting room has a fireplace with a wood burning stove and back boiler to supplement the domestic hot water supply in winter and provide heat to one radiator. The kitchen is fitted with pine hand made units and has exposed beams. There is a lobby/sitting area which has a deep picture window that overlooks the garden. The sitting room incorporates a dining area and opens to the garden via the old front door. There is ground floor bathroom and a useful first floor shower room. The master bedroom is accessed directly from the landing and in turn opens into the second bedroom which is presently used as an en-suite dressing room. The garden is a notable feature of the property and is laid to lawn with flower borders, established shrubs and trees including a wonderful magnolia and old apple tree. There is a shingle seating area and a very useful brick shed with power connected. This outbuilding could be adapted for use as a small outside office however there is space in the garden to erect a small studio (subject to Listed Consent and Planning Permission).

Blaxhall is a pretty rural village with a well documented social history which has been recorded in recent years by its own residents and published in an excellent book which features a number of photographs from the early 20th century including Corner Cottage. The village's rural history was celebrated by the writer and village resident George Ewart Evans who published a number of books in the 1960s and 1970s including: The Horse in the Furrow, The Farm and the Village and Ask the Fellows who cut the Hay. His interviews with local villagers in and around Blaxhall have provided us with an important historical record of life in rural Suffolk at the time of the Great War and during the last days of working horses on the land. This cottage is typical of the sort of property Evan's subjects lived in and the construction using materials often gleaned from the land is a reminder of just how hard rural life was for most people until the 1970s. Blaxhall has an excellent pub and is ideally located for access to Orford, Woodbridge, Aldeburgh and the neighbouring village of Snape. Snape Maltings is home to the Aldeburgh Festival. There are wonderful walks across Blaxhall Common and through Tunstall Forest with cycle routes through the village and on to Iken and Orford. The nearest railway station is just two villages away at Campsea Ashe where there is a connecting service to London, Cambridge and Norwich via Ipswich.

ENTRANCE LOBBY

2.31m x 2.03m Stable door from the garden, pamment tiled floor. Deep picture window overlooking the garden. This space is used as a small seating area.

BATHROOM Panel enclosed bath with mixer tap and shower attachment, WC., and pedestal wash basin, painted wainscot, wall mounted electric heater, heated towel rail, vinyl flooring. Airing cupboard with hot water cylinder and immersion heater. Access to the roof space, window.

KITCHEN

3.45m x 2.03m A double aspect room overlooking the garden. Exposed beams, tiled work tops, Butler sink with wooden drainer, pine base level units, appliance space, LPG four ring hob, plus space for an electric cooker, plumbing for a washing machine. Door to the sitting room.

SITTING ROOM

4.92m x 3.45m A double aspect room, overlooking the garden. Former front door opens to the garden. Door opens to the staircase leading up to the first floor, understairs storage cupboard. Lovely exposed pamment tiled floor, fireplace with wood burning stove and back boiler for hot water and the radiator upstairs, night storage heater, wall lights, smoke alarm. The sitting room has a recess with space for a dining table.

FIRST FLOOR LANDING Polished pine floorboards, fitted shelf, access to the roof space, casement window, doors off.

SHOWER ROOM Tiled shower cubicle with Mira system, WC., wash basin, electric heated towel rail/radiator, casement window with fitted blind, fitted shelves, down lighter.

BEDROOM ONE

3.45m x 2.71m Casement window overlooking the garden, polished floor boards, wall light. Low pine ledged door opens through to the second bedroom.

BEDROOM TWO

3.45m x 2.03m Double aspect room with views of the garden, radiator, wall light, fitted carpet, exposed beams.

THE GARDEN The cottage is approached from Church Road on foot along a short, pretty foot path. A picket gate opens to the garden. The garden is sunny and private, laid to lawn with established flower borders, mature shrubs and a delightful magnolia and apple tree. The front brick, colourwash elevation is adorned with a clematis. The rear rubble and flint wall forms a sheltered seating area which is laid to pea shingle. There is an old well and a very useful Brik built garden shed with power connected and potential to convert to a small office or studio.

SERVICES Mains water drainage and electricity.

DIRECTIONS: From Saxmundham proceed out along South Entrance, across the traffic lights towards Benhall. Turn left on to the B1121 proceeding through Sternfield and turn left towards Snape. Proceed up the hill to the cross roads by the Church and proceed across towards the centre of the village. Continue past the Snape Maltings and follow the road round to the right and take the next right to Blaxhall. Proceed into the village and straight across at the cross roads, follow the road round to the left and take the next right. Proceed towards the village hall and bear to the right. Bear left passing the Old Forge on the right. There is a small unpaved pull in on the right hand side and the gate to the access path to the cottage(s) is on the left, opposite.

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

EPC: - Exempt.
Floorplan for Church Road Blaxhall