Edwardstone, Sudbury, Suffolk

A significant Victorian country house, offering total accommodation in excess of 5,000 sq ft. Five reception rooms, six bedrooms (three en-suite), an indoor swimming pool complex and a detached barn/games room. Garaging, tennis court and total grounds of approximately 2 acres.

  • A substantial detached Victorian country house
  • Offering accommodation in excess of 5,000 sq ft
  • No immediate neighbours
  • 5 reception rooms
  • 6 bedrooms (3 en-suite)
  • Indoor swimming pool
  • Tennis court
  • Detached barn with games room/gym, cinema/multimedia room, store and shower room
PROPERTY DESCRIPTION A significant Victorian country house of impressive proportions occupying an elevated setting with no immediate neighbours, nestled within open countryside and situated on the outskirts of the highly-regarded South Suffolk village of Boxford. Offering total accommodation in excess of 5,000 sq ft, this classically styled Victorian farmhouse is understood to have formed part of the Edwardstone Hall Estate having been sold off in the 1950's. Subsequent owners have extended the accommodation which in its current form offers five reception rooms, an indoor swimming pool complex, six bedrooms (three en-suite) and a detached barn/games room. Well-presented throughout, the property retains many of the hallmarks associated with Victorian property of this calibre including exposed fireplaces, dado rails, deep skirting, lower ground floor cellar and original doors and staircase. Set in a semi-rural location while retaining convenient road and rail links, the property further benefits from a detached double garage, barn (currently utilised as a games room/media room), Protec tennis court and total grounds of approximately 2 acres.

Panel glazed door opening to:

RECEPTION HALL: 10' 11" x 10' 11" (3.34m x 3.34m) Forming part of a two storey front extension added by the current owners with natural stone tiled flooring throughout, deep skirting, corner unit and opening to:

INNER HALL: With Karndean flooring throughout, dado rail and original staircase off.

SITTING ROOM: 19' 9" x 14' 3" (6.02m x 4.35m) An inviting reception room forming part of the original farmhouse, afforded a dual south-easterly aspect with window to side and rear overlooking the gardens. Notable features include a central Victorian gas fireplace, tiled hearth and wooden surround with mantle over, deep skirting, dado rail, recessed shelving units and 8ft ceiling heights.

SNUG: 13' 9" x 12' 4" (4.20m x 3.77m) Enjoying an easterly aspect with window to side, central brick fireplace with tiled hearth, wooden surround and mantle over, dado rail and 8ft ceiling heights.

KITCHEN/BREAKFAST ROOM: 18' 1" x 14' 11" (5.53m x 4.56m) Fitted with a matching range of solid wood base and wall units with granite preparation surfaces and upstands above. Double butler sink unit with mixer tap above and window to rear overlooking the formal gardens. The kitchen is principally comprised of base units with a tall larder style unit and fitted appliances including a three-door Rangemaster electric double oven with five-ring gas hob over and extraction above. Further fitted appliances include a fridge with freezing compartment over and dishwasher. Tiled flooring throughout and French doors to rear embracing the westerly aspect over the ornate formal gardens and farmland distant. Four panel glazed double doors opening to:

DINING ROOM: 28' 10" x 15' 0" (8.79m x 4.59m) Forming part of a single storey addition to the property constructed in the 1990's, this elegant dining room is afforded a dual aspect with windows to side and French doors opening to terrace. Corner wood burning stove set on a part brick and tiled plinth, sliding panel glazed door and step down to:

SUMMER SITTING ROOM: 26' 9" x 20' 1" (8.17m x 6.14m) A versatile room ideally suited as an ancillary building to the indoor swimming pool with archway windows to side and double doors opening to side gardens and tennis court. Tiled flooring throughout and steps down to:

INDOOR SWIMMING POOL: 55' 0" x 29' 5" (16.78m x 8.98m) A significant indoor swimming pool complex comprising a heated pool, cover, raised jacuzzi pool and separate steps descending into the pool. Six windows surround the frame of the building with two sets of doors opening to both the formal gardens and remaining lawn.

MUSIC ROOM/PLAY ROOM: 15' 8" x 11' 9" (4.78m x 3.60m) Enjoying a westerly aspect and windows to side overlooking gardens.

STUDY: 15' 0" x 14' 3" (4.58m x 4.35m) Fitted with a range of bespoke bookcases and storage units, central Victorian fireplace with tiled hearth, wooden surround and mantle over. 8ft ceiling heights and window to side.

UTILITY ROOM: 12' 5" x 7' 9" (3.81m x 2.38m) With tiled flooring throughout and fitted with a matching range of base and wall units with worktops over and tiling above. Stainless steel single sink unit and space and plumbing for washing machine and dryer. Opening to:

BOOT ROOM: 9' 11" x 7' 8" (3.04m x 2.34m) With tiled flooring throughout, window to side and door to outside.

CLOAKROOM: 10' 0" x 7' 8" (3.05m x 2.35m) With part tongue and groove panelling, fitted with a ceramic WC, pedestal wash hand basin and windows to front.

CELLAR: 12' 7" x 7' 10" (3.85m x 2.40m) Arranged via a single chamber with light and power connected.

First floor

LANDING: Spanning the depth of the property providing access to all bedrooms and family bathroom. Original dado rail, hatch to loft and door to:

MASTER BEDROOM: 17' 7" x 14' 11" (5.36m x 4.56m) Affording an elevated westerly aspect with views over the formal gardens, surrounding grounds and farmland distant. Fitted with a single wall-width of wardrobe units with integrated Sonos system and door to:

JACK AND JILL EN-SUITE/FAMILY BATHROOM: 14' 8" x 10' 11" (4.49m x 3.34m) Fitted with ceramic WC, twin wash hand basins on chrome supports, free standing roll-top bath with claw feet and fully tiled, separately screened shower unit with wall-mounted chrome shower attachment and hand-held attachment. Spotlights throughout and window to side.

BEDROOM 2: 17' 6" x 15' 7" (5.35m x 4.77m) Afforded a dual aspect with window to front and further window to rear with plantation shutters. Deep skirting throughout and door to:

EN-SUITE SHOWER ROOM: 10' 10" x 5' 3" (3.31 m x 1.62m) Fitted with Roca ceramic WC, shallow wash hand basin within a floating unit, fully tiled, separately screened shower unit, heated towel rail, ceiling spotlights and part clouded glazed window to side.

BEDROOM 3: 22' 3" x 11' 6" (6.80 m x 3.53m) With windows to front and side, plantation shutters and Victorian fireplace. Deep skirting and door to:

EN-SUITE SHOWER ROOM: 10' 10" x 5' 3" (3.32 m x 1.61m) Fitted with Roca ceramic WC, shallow wash hand basin within a floating unit and fully tiled, separately screened shower unit with shower attachment. Wall-mounted heated towel rail, two LED spotlights and part clouded glazed window to side.

BEDROOM 4: 13' 10" x 12' 3" (4.22m x 3.75m) With window to side affording elevated views over farmland distant. Central Victorian fireplace.

BEDROOM 5: 13' 6" x 11' 6" (4.13m x 3.53m) Enjoying a dual south-easterly aspect with windows to side and rear with views to side over farmland distant and rear over gardens and tennis court. Central Victorian fireplace with wooden surround and mantle over.

BEDROOM 6: 9' 8" x 7' 9" (2.96m x 2.37m) A versatile room which can be incorporated as a dressing room to the master suite, occasional bedroom or first floor study/office. Window to side.

FAMILY BATHROOM: 9' 8" x 7' 9" (2.96m x 2.37m) Fitted with WC, pedestal wash hand basin, bath with overhead shower, heated towel rail and deep storage cupboard.

Outside Enjoying an elevated setting, located on the periphery of the village with no immediate neighbours, Warden Tree Farmhouse is approached via a sweeping gravel driveway with five-bar gate opening to an area of off-street parking for in excess of ten vehicles. Classically designed with double fronted elevation with blended red brick work and set beneath a slate roofline. Complimented by ancillary buildings including:

DETACHED BARN: Constructed by the current owners on the site of a former barn with accommodation schedule comprising:

GAMES ROOM/GYM: 30' 11" x 16' 0" (9.44m x 4.89m) With windows to front and rear, double doors providing external access and stripped wood flooring throughout. Spotlights throughout and door with Suffolk latch opening to:

SHOWER ROOM: 14' 1" x 3' 7" (4.31m x 1.10m) Fitted with ceramic WC, pedestal wash hand basin and shower base with lighting above.

First floor

CINEMA/MULTIMEDIA ROOM: 31' 0" x 10' 4" (9.45m x 3.17m) With Velux windows to side, spotlight strips and windows to side. Door with Suffolk latch opening to:

OFFICE: 13' 8" x 10' 4" (4.18m x 3.16m) With window to side affording a westerly aspect with far reaching views and Velux windows.

STORE: With double doors to front, window to side.

DOUBLE GARAGE: 19' 6" x 16' 8" (5.96m x 5.09m) With two sets of twin doors to front, light and power connected.


GARDEN Warden Tree Farmhouse sits proudly within its plot of approximately 2 acres, neatly divided into various areas with the formal gardens well-placed to enjoy the afternoon sun, set beyond a grey stone terrace with creeping grape vine, pergola and pitched slate canopy. Shingle walkways divide the formal garden with box hedging arranged via a central flower bed. Within the formal gardens are a distinctive range of border perennial plants, sculpted hedgerows and lawns. Gated access to the rear of the formal gardens opens directly to the remaining ground which comprises a fruit orchard, vegetable garden, tennis court and games lawn. The gardens principally enjoy a south-westerly aspect, ideally placed in this most idyllic of Suffolk settings.

SERVICES: Well fed private water supply. Private drainage. Mains electric and oil heating. Swimming pool is fed via electric heat exchange, solar panels provide hot water to swimming pool. Bottled gas fuelled hob and two gas fires. NOTE: None of these services have been tested by the agent.

Map & Streetview

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

Download full report