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Kelsale Place, Saxmundham

Southwold - 10.0 Miles Aldeburgh - 9.2 Miles Ipswich - 22.0 Miles An impressive double fronted Victorian house full of original features and providing spacious accommodation with 8 bedrooms, 5 reception rooms and set in gardens and grounds of approx. 6 acres, offering stabling, workshop, paddock and tennis court.

The Property A wonderful wooden carved porch welcomes one to the property with double doors leading through into a lovely entrance hall complete with a large stone fireplace and a grand staircase leading to the first floor accommodation. The study is generous with a double aspect through large sash windows over the front and garden to the side and with french doors leading out to the south lawn. There is an attractive Victorian fireplace housing an open fire grate and the high celing is adorned with a decorative Victorian ceiling rose. A door leads off the hallway to the sitting room with two doors out to south garden. This spacious room, perfect for entertaining, has a painted wooden fireplace and a grate for an open fire. A handsome drawing room/library sits to the rear of the house and reveals some lovely original features with its fine parquet flooring and full length and height book shelving on the end wall that matches the wooden fire surround and lovely ceiling beams. Again this room has 2 French doors out to the garden and a fireplace housing a grate for an open fire. An impressive and very spacious dining room with a sash bay window overlooking the front of the house offers space for a large table and chairs in front of the painted wooden fireplace. The dining room leads through into the kitchen offering plenty of fitted oak wall and base units, an oak plate rack, part oak block and part granite worktop. In addition there is an integrated dishwasher, a range cooker with extractor hood over and space for fridge/freezer. Off the kitchen is a larder area with plenty of storage cupboards and a utility room with original tiled floor, Belfast sink and space and plumbing for washing machine and tumble drier. The tiled floor continues round to the downstairs WC and side entrance offering space and hanging for coats and boots. A door leads out to south lawn. A fantastic family room/games room has been created in the rear extension with an attractive stone fireplace and French doors leading out onto the east facing patio garden. The wonderful oak and mahogany staircase rises to the first floor landing. There is a stunning master bedroom with ensuite bathroom and shower and five further double bedrooms on this floor, all of which have pretty fireplaces . Two family bathrooms, two separate WCs and an original maids scullery with a Belfast sink complete the accommodation on this floor. Stairs rise up again to the second floor landing and two further bedrooms.

Accommodation comprises briefly of: • Entrance hall • Study • Drawing room/Library • Sitting room • Dining room • Kitchen • Utility Room • Larder • Cellar • Family room/games room • Master bedroom with ensuite bathroom • 7 further bedrooms • Attractive fireplaces in most bedrooms • 2 family bathrooms • 6 WCs in total • Gardens and grounds of approx. 6 acres including paddocks • Stables • Workshop/storage • Tennis court • Foundations in place for erection of garage • Gravelled driveway with extensive parking • Wonderful location close to Saxmundham and Suffolk Heritage Coastline

Outside The property is approached by a gravelled driveway offering parking for several cars in front of the house. There is approx. an acre of south garden to the side of the house, a 3 acre field to the front, 2 paddocks and a tennis court. There is a recently planted orchard with apples and pears, plenty of damson trees and cherry plums, a mature medlar tree and 2 quince trees. In addition there are stables and a workshop and foundations have been laid for a garage. Outside the utility room is a Victorian water harvesting system that collects hundreds of gallons of water from roof and patio surfaces where it is stored in large underground tanks. In addition there is a Victorian bore hole and 85 ft working well that is currently not connected. The present owners installed mains water in 1997 for the first time.

Fixtures and Fittings All fixtures and fittings including curtains are specifically excluded from the sale, but may be available in addition, subject to separate negotiation. Services Oil and gas fired central heating. Mains water and electricity. Private drainage. Local Authority Suffolk Coastal Council Tax Band: G Postcode: IP17 2RD Agents Note The property is offered subject to and with the benefit of all rights of way, whether public or private, all way leaves, easements and other rights of way whether specifically mentioned or not. Tenure Vacant possession of the freehold will be given upon completion.

Location Kelsale Place is situated conveniently off the A12 and just outside the market town of Saxmundham. Saxmundham is an historic market town at the centre of the Heritage Coastal region in Suffolk and has many local shops and businesses, sports and leisure facilities, as well as good nearby rail links and the A12 for easy access to Ipswich, Norwich and London. Directions Kelsale Place is located just off the A12 via a slip road immediately before the first turning into Saxmundham off the A12.

Important Note: The floor plan is not to scale and is only intended as a guide to the layout. For clarification we wish to inform prospective purchasers that we have prepared these sales particulars as a general guide. We have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Furthermore NB:1. All dimensions are measured electronically and are for guidance only. 2. Descriptions of a property are inevitably subjective and the descriptions contained herein are used in good faith as an opinion and not by way of statement of fact. 3. Information regarding tenure, length of lease, ground rent and service charges is provided by the seller. These details do not form any part of any contract. Items included in a sale (curtains, carpets etc) are for you and your solicitor to agree with the seller.

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