This individual and much improved family home sits on the edge of the popular and tranquil village Playford. Internally, the property offers spacious and flexible accommodation over two floors, though being that it is positioned on a hill, the gardens can be accessed from both levels.

The house has been subject to an exceptionally high quality restoration and modernisation, combining elegant character with all conveniences for modern living. The rooms are well-proportioned and organised, radiating from a fine central hallway, carefully decorated and presented, incorporating traditional archways, some double storey ceiling heights with full height windows, newly installed log burning stove and masses of natural light throughout.

The ground floor has three reception rooms together with a wonderful kitchen/breakfast room with feature island and double doors that lead to the garden; there is also a utility, cloakroom, and a small conservatory style walkway. Of particular note, much of the ground floor has been given an open plan feel, with large archways and walkways between the rooms.

On the first floor, a wide landing offers space for a reading area as well as offering a view over the family room below. All 5 of the bedrooms are doubles, with 4 of them being ensuite, there is also a family bathroom and access to the garden from the south wing. Notably to the first floor is the 29ft by 21ft cinema/games room with bar and this wing of the house has a secondary access so could be utilised as a home office or annexe; subject to the necessary consent.

Local Authority: East Suffolk Council - 01394 383789. Services: Oil fired central heating, all other mains services are connected. Council Tax: Band G.

This property has 0.3 acres of land.

Outside

The gardens have been completely re-designed into tiers, making the most of the space and surrounding views of the church; also allowing them to be accessed from both the ground and first floor. Positioned behind a brick wall, the ground level garden has areas of lawn that surrounds a water feature and is bordered by some slate chippings, topiary hedging and a vast patio ideal for outdoor entertaining. Extending up the side of this home is a further, low maintenance garden, with some steps built into the slight incline that leadings into the remaining gardens; with some additional seating areas. The top garden has the most amazing view of the surrounding area and is mainly lawned. Driveway parking and the garage can be found to the front.

Situation

The popular village of Playford is highly accessible being only 6 miles from the middle of Ipswich, and 4½ miles from Woodbridge, with the Heritage Suffolk Coastline a short distance beyond. Both Ipswich and Woodbridge offer a range of shopping, commercial and recreational facilities. Mainline train services from Ipswich station offer good transport links, with trains to London Liverpool Street taking just over an hour. The nearby A12 and A14 provide access to the nationwide motorway network.

Local schools are numerous with preparatory schools at Framlingham College Junior School, the Abbey School, Woodbridge as well as Bealings Primary School. Senior schools are available at Woodbridge School, Ipswich School, Kesgrave High School and Ipswich High School, and all within an easy daily commute.

Woodbridge 4½ miles, Ipswich 6 miles, A12 3 miles, A14 7.5 miles.

Directions

From London, take the A12 until meeting the A14 roundabout outside Ipswich. At this roundabout, turn right onto the A14 and proceed east. Stay on the A14, crossing over the Orwell Bridge and turn off at junction 58 signposted A12/Lowestoft/Woodbridge. Continue on the dual carriageway and at the fourth roundabout, turn left onto the A1214 towards Ipswich. After approximately quarter of a mile, turn right onto Hall Road, signposted Bealings. Head straight over, onto The Street which will take you into Little Bealings village centre. Shortley after a bend in the road you will see a signpost for playford, take the left onto Holly Lane. At the end of the road, take the left and shortley after about a third of the mile on your left, take Church Road. The house will be down towards the bottom of the lane opposite the church.