The Old Rectory is a wonderful Grade II Listed property which dates from 1776, with later additions and alterations. These include a wing and a three-light curved bay with full height sash windows with shutters, both added in the early nineteenth century.

The property offers a wealth of character and charm with a superb number of features from different periods. The dining room has a brick floor, exposed timbers, an inglenook fireplace with wood burning stove, whilst the Regency drawing room has exceptionally high ceilings and a Venetian window. The study which is centrally positioned on the ground floor has pretty views across the green through an elegant bay window and further benefits from a wood burning stove.

The ground floor is approached via a charming trellis porch leading into the traditional front door. From the entrance hall, with stairs to the first floor, doors lead into the study and dining room and the unusual arched passage which connects to the rear hall. The well-proportioned double aspect kitchen/breakfast room with Rayburn overlooks the rear gardens, and the beautifully designed Amdega conservatory also gives access to the rose garden towards the east. Completing the downstairs accommodation is a large boot room and downstairs cloakroom, with the inner hall providing access to the wine cellar.

Positioned on the first floor are four large double bedrooms and two bathrooms, with two additional bedrooms on the second floor, all of which have wonderful views of the gardens and far reaching countryside views.

Local Authority: East Suffolk District Council Council Tax: Band G Services: Mains water and electricity. Private drainage - unsure as to whether this complies. Oil-fired central heating.

This property has 2.49 acres of land.

Outside

The property is approached via a five bar gate over a gravel driveway which leads to a large parking area to the rear. In addition to this is the pretty pedestrian gate, through the wrought iron railings leading, via a path, to the front door.

The gardens that surround The Old Rectory are beautiful, in particular the wisteria which runs along the front elevation of the property, the copper beech and the wonderful array of flower beds within the front garden. A gothic arched gate to the east of the house leads to the side gardens, which are enclosed by yew hedging and include a rose garden with box hedges. To the rear of the property is a formal Japanese garden, a number of productive fruit trees and a less formal lawned area with a small vegetable garden. There is a brick built, pantiled outbuilding serving as a garage with workshop and attached to the rear of the house is a log store.

In addition to the formal gardens is a paddock which is post and rail fenced, accessed from the driveway of The Old Rectory.

Situation

The Old Rectory occupies an exceptional setting in the upper Bythe Valley, approximately 5 miles south east of the market town of Halesworth, which offers a range of local and high street amenities. The Suffolk Heritage Coast is approximately 14 miles to the east, the renowned seaside town of Southwold offers an excellent range of shopping facilities, restaurants and recreational opportunities. There is also a wide choice of schooling options both in the private and state sectors with Laxfield Primary School, Framlingham Prep and College, and St Felix all within close proximity.

Halesworth 7 miles, Southwold 15 miles, Ipswich 25 miles

Directions

From Ipswich proceed north on the A12, turn left at Yoxford on the A1120. In the centre of Peasenhall turn right signposted Heveningham and continue along the Roman road to the t-junction. At the t-junction turn right and first left and after a few hundred yards The Old Rectory will be in front of you.