Spout Farm is an abundantly characterful residence, being of timber framing and plastered elevations, it is enriched with original features, including beamed ceilings and walls, open fireplaces, brick and hardwood flooring, latched doors and leaded windows. Approached by a long gravelled driveway and nestled within its picturesque and tranquil grounds, this fine home is believed to date from the 16th and 17th century with possibly earlier origins, and is now Grade II listed being of historical importance.

The accommodation radiates from a welcoming entrance hall, offering spacious and well-proportioned rooms of some elegance. On the ground floor are four principal reception rooms together with a kitchen/breakfast room, utility with boot room, and cloakroom, whilst on the first floor are six bedrooms, two with en-suite and a family bathroom; which doubles up as a third en-suite.

Whilst not necessarily required, the house offers plenty of scope for modernisation and improvement to take full advantage of this lovely home and to enjoy 21st century living combined with its original charm. Spout Farm offers an outstanding position with all the principal reception and bedrooms enjoying delightful views over the gardens, grounds and countryside beyond; of particular note are the views over the lake, framed by the surrounding weeping willows across the lawn.

Local Authority: Babergh District Council Services: Oil Central fired heating. We understand that the private drainage at this property does not comply with the relevant regulations and buyers will need to replace or upgrade at their own cost. All other mains services are connected. Broadband. Council Tax: Band G Tenure: Freehold

This property has 17.4 acres of land.

Outside

The property is set back from a country lane, wrapped around on all sides by its land. Approached by a long sweeping driveway which leads up to the house offering ample parking, then trails further round and up to the outbuildings and paddocks beyond. The outbuildings include a large barn, stables with tack room and hay store, cart lodge and garaging, and a separate detached studio, totalling over 3,300 sq. ft of additional space. We understand that there was once planning permission which has now lapsed for conversion of the cow barn to ancillary accommodation, further details available upon request.

Well-established gardens and arrays of sweeping lawns are interspersed by pretty borders and a wide variety of mature trees and shrubs, and most notable is the fine brick-laid terrace that sits proudly above the south-westerly facing lawns and lake beyond; an ideal spot for al fresco dining overlooking the expansive lake, surrounded by willow trees. Further, is an outdoor pool with stone paving and pool house, and a private tennis court.

The property includes paddocks for grazing and with ample space for further stables/loose boxes, it would be excellent for equestrian pursuits. In addition, there is a parcel of wood, and a further field which is currently arable and rented out under a farm tenancy; further details are available from the vendors' agent.

Situation

The property is located in a beautiful rural setting just outside the small Suffolk hamlet of Groton and less than a mile from the village of Boxford. There is a local pub at Groton, while picturesque Boxford has several everyday amenities, including a village store, butchers, post office, doctors surgery and an outstanding-rated primary school; with further schooling in the surrounding villages, such as secondary schools in nearby Hadleigh as well as Sudbury.

Both Orwell Park prep and Old Buckenham Hall are in the vicinity. This historic market town of Sudbury is only 7.6 miles away where there is a railway line.

The area is well connected with the A12 and the A120 within easy reach, providing routes towards Ipswich and Colchester; both with mainline railway lines and from Colchester, the average train journey time is 45 minutes to London Liverpool Street.

Directions

From the A134 in Sudbury, head east proceeding through the village of Newton, and shortly after, take the left onto the A1071 towards Boxford. Turn left into Boxford village. By taking the second left named School Hill, and continue left through to Church Street. Take a left onto Swan Street and continue for 0.7 miles and turn right at the Fox & Hound pub before entering Groton Street. Take the first right and after that make a slight left turn at Butcher’s Lane. The property can be found shortly on your left hand side at the top of its private driveway.