Layham, Ipswich, Suffolk

This striking detached property enjoys a discreet setting and was completed with outstanding attention to detail with an impressive open plan ground floor, large feature windows, under floor heating with benefits including garaging, parking and south facing gardens.

  • NO ONWARD CHAIN
  • Executive residence with outstanding attention to detail
  • Open plan sitting room/dining room
  • Family room/office
  • Kitchen/breakfast room
  • Utility room
  • Ground floor cloakroom
  • 4 bedrooms (1 en-suite)
PROPERTY DESCRIPTION This striking four bedroom (one en-suite) detached property enjoys a discreet setting, constructed as one of two executive residences within the ever popular village of Layham. This contemporary property offers character completed with an outstanding attention to detail. Notable aspects include an impressive open plan ground floor with further features including large feature windows, under floor heating throughout the ground floor, galleried landing and wood burning stove. Most rooms benefit from Halogen ceiling lights. Further benefits to the property include a double garage with remote control electric door, ample private parking and south facing gardens enjoying elevated views over copse and farmland beyond.

Panel glazed door opening to:

ENTRANCE PORCH: With ceramic tiled flooring, pitched roof line and door opening to:

SITTING ROOM: 6.18m x 5.96m (20' 3" x 19' 6") This open plan area enjoys notable features including a free standing wood burning stove on stone hearth, open tread oak staircase opening to galleried landing, halogen spotlights and two windows facing onto the front garden.

DINING ROOM: 3.16m x 2.94m (10' 4" x 9' 7") A versatile room offering a dual aspect with windows to front and side. The overall space is enhanced by the impressive ceiling height, display of glass complimenting the oak staircase.

KITCHEN/BREAKFAST ROOM: 4.68m x 3.33m (15' 4" x 10' 11") Fitted with a matching range of base units with composite worktops over, splash back tiles above and wall units. Stainless steel single sink unit with mixer tap over. The kitchen benefits from a water softener and the mixer tap provides both hot and cold softened water as well as drinking water. The kitchen is fitted with a range of appliances including a double oven with grill, four ring ceramic hob with extractor hood over. Further fitted appliances include a fridge, freezer and dishwasher. With ample storage including a range of pullout pan drawers and wall cupboards and an integrated solid oak table. There are two windows to the rear offering south facing views to the open countryside as well as one to the side with glazed French doors leading to a south facing patio and garden beyond.

A door from the sitting room leads to:

FAMILY ROOM/OFFICE: 4.86m x 3.02m (15' 11" x 9' 10") Set beneath a 13 ft high pitched ceiling and triple aspect windows to front, side and rear affording an attractive aspect over the rear garden and farmland beyond.

UTILITY ROOM: 2.91m x 1.98m (9' 6" x 6' 5") With ceramic tiled floor and fitted with a matching range of base units with worktops over, splash back tiling, cupboards, shelving units above and an extractor fan. Stainless steel single sink unit with mixer tap over and space and plumbing for both washing machine and tumble dryer. Window and door to outside.

CLOAKROOM: With tiled flooring and fitted with a ceramic WC and Utopia wash hand basin within a base level unit with wall mounted mirror and splashback tiles above. LED spotlights and extraction fan.

First floor With central heating radiators in all rooms.

GALLERIED LANDING: Oak balustrade with glass panel affording an open aspect beneath a pitched roof line with windows to front.

Further doors to:

MASTER BEDROOM: 5.48m x 3.66m (17' 11" x 12' 0") With vaulted ceiling and large triangular feature window facing the side of the property and a Velux window facing the rear and affording outstanding southerly views over the surrounding farmland.

BEDROOM 2: 4.50m x 3.32m (14' 9" x 10' 10") With 13 ft vaulted ceiling and floor to ceiling windows facing the rear of the property and including French doors opening onto a Juliet balcony with south facing views across the countryside.

BEDROOM 3: 3.06m x 2.97m (10' 0" x 9' 8") With fitted wardrobe/drawer units along one wall and rear facing window.

Door to:

EN-SUITE SHOWER ROOM: Fitted with a large shower unit, ceramic WC and wash hand basin within a base level unit with splashback tiles and mirror above. Extractor fan.

BEDROOM 4: 3.21m x 3.11m (10' 6" x 10' 2") Plus additional recessed area 1.78m x 1m (5' 10" x 3' 3") currently shelved providing useful storage space. With window to rear affording elevated views. Hatch to loft.

FAMILY BATHROOM: Fitted with ceramic WC, bath, wash hand basin and separate shower unit. Window to front.

Outside The Laurels is approached by a gravel driveway leading away from the road with a five-bar gate opening into a brick paved parking area for several cars which are flanked by low maintenance beds stocked with a range of plants, shrubs and fledgling trees.

The driveway provides direct access to the:

DOUBLE GARAGE: 5.46m x 5.45m (17' 10" x 17' 10") With double width remote control electric door, light and power connected and shelving for storage. Window and personnel door to rear garden. Also housing oil fired boiler.



GARDEN The garden is an attractive feature of the property with two rear patios with connecting walkway, well placed to enjoy the sun all day. The garden is mainly lawn with flower beds and is surrounded by hedging and fencing on all sides and views over farmland beyond.

There is an external store and a 1,000 litre rain water tank.

AGENTS NOTE: We understand that the property is being sold with the benefit of 10 year NHBC certificate allocated to the property in 2009.

The property is offered with no onward chain.

Photovoltaic roof panels contributed to a net profit of approximately £460 in 2016.


SERVICES Mains water, drainage and electricity and 17 photovoltaic roof panels are connected. Oil fired heating. NOTE: None of these services have been tested by the agent.

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Energy Performance Certificates (EPC)

The Energy Performance Certificate (EPC) is a European Union initiative introduced as part of the drive to improve energy efficiency across the EU member countries.

An EPC indicates the energy efficiency of a building fabric and the installed heating, ventilation, cooling and lighting systems. However, it does not take into account how the present occupier uses these systems

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