Brettenham, Suffolk

LOCATION: Brettenham is a very attractive rural village with parish church and notable Preparatory School, Old Buckenham Hall, standing about 4 miles north of Lavenham with its wide range of facilities including restaurants, pubs, cafes, independent shops and Co-op convenience stores. The cathedral town of Bury St Edmunds and attendant A14 trunk road is approx. 12 miles away. Stowmarket railway station is approximately 7.5 miles away with its direct link to Liverpool Street. Brettenham plays host to a thriving community and an active village hall with numerous events and social occasions including the well attended 'village inn' where the village hall opens up as a pub/bar. There is a playing field ideal for young families and a beautiful network of footpaths and circular walks ideal for dog-walkers/hiking.

SUMMARY: A superb Edwardian village home which was once a farm cottage as part of the Brettenham Hall estate. The property has been significantly upgraded and also extended during the current owner's tenure such that it provides characterful accommodation with numerous original features while remaining convenient for modern living. A sitting room contains a fireplace with wood burning stove, as does a separate snug/study. An open-plan island kitchen/dining room benefits from field views and a sociable layout and leads on to a newly constructed utility/boot room. A total of three double bedrooms are served by two bath/shower rooms. Outside, charming cottage gardens overlook fields to both the front and rear with the benefit of a large timber storage shed and a detached double cartlodge as well as ample off-road parking.

ENTRANCE HALL: With engineered oak flooring, staircase rising to first floor with wood panelled wall and wood and glass panel doors leading to:-

SITTING ROOM: A charming room with a continuation of engineered oak flooring and exposed ceiling timbers. Window with outlook over the front garden and onto open fields and countryside beyond. Space for seating arranged around a central fireplace with a limestone hearth and inset wood burning stove and a carved wood surround. Fitted slatted shutters and leading through to the:-

KITCHEN/DINING ROOM: A well proportioned and particularly bright room which has been significantly upgraded in recent years. Plenty of room for a dining table and chairs adjacent to windows with a view over the gardens. The kitchen contains a matching range of base and wall level shaker style units with a combination of polished quartz and solid oak worksurfaces incorporating a double 'Rangemaster' ceramic sink with brushed brass mixer tap above. Space for a range cooker with a bespoke made overmantel, integrated Bosch dishwasher and integrated fridge and freezer. Plenty of storage including wine racking in the central island unit which also provides a four ring induction hob and deep pan drawers. Space and plumbing for a washing machine or further storage as required. Integrated spice rack and carousel corner storage cupboard. Recently installed high quality porcelain tiled flooring running throughout and windows with an outlook over the terrace and onto fields behind.

SNUG: A further charming reception room which is currently utilised as a study/music room. Also with engineered oak flooring and a lovely view over open countryside to the front. Wood burning stove and ambient wall lighting. Fitted slatted shutters.

UTILITY/BOOT ROOM: Forming a newly constructed extension which was carried out in late 2024 and providing a useful area for coats and shoes and with a high quality double glazed stable door with traditional style iron mongery and leaded window overlooking the rear garden and countryside beyond. Floor to ceiling Howdens fitted storage cupboards and with integrated washing machine and tumble dryer. High quality wood-effect tiled flooring.

BATHROOM: Fully upgraded in 2023 and with wood-effect tiled flooring. Bath with traditional style mixer tap and shower over. W.C. and vanity suite wash hand basin.

First floor

LANDING: With exposed timbers and a low level window to the rear. Doors leading to:-

BEDROOM ONE: A lovely dual aspect double bedroom with field views in both directions. Central Edwardian cast iron feature fireplace, a feature panelled wall and fitted slatted shutters.

BEDROOM TWO: A further double bedroom with exposed timbers and a lovely countryside view to the front. Feature cast iron fireplace and with a useful storage cupboard off with inset shelving and wood door. Access to loft space and fitted slatted shutters.

BEDROOM THREE: A further double bedroom with a view across the rear garden and of the village Church. Feature cast iron fireplace, window with fitted slatted shutters. Airing cupboard off and access to loft space.

SHOWER ROOM: Completely upgraded in 2022 (along with the water tank to install an unvented cylinder and significantly improve the water pressure). Containing a frameless corner shower, W.C. and a wash hand basin with storage below. Exposed timbers and recessed spot lighting.

Outside The property is accessible via a driveway which leads on to a private area of off-street parking. In addition, the driveway leads on to a:-

DOUBLE CARTLODGE: Of timber construction situated on a brick plinth with a traditional black weatherboarded facade beneath a clay pantile roof. With power and light connected and twin sets of double doors. Providing sheltered parking and useful roof storage space with boarded floor.

The property benefits from an area of garden enclosed by hedging to the front with a gate and pathway leading up to the porch covered front door. The pathway continues to the side of the property and into the garden which contains attractive areas of lawn with a mature and productive Walnut tree and Apple tree and a further Birch tree. A stone paved terrace stands adjacent to the property itself and provides a lovely area for seating and dining alfresco adjacent to the field boundary. There is the further benefit of a recently installed timber storage shed and triple bin store as well as a discreet area of storage to the side of the cartlodge.

Agent´s Notes The property is unlisted and thought to date back to around 1900 and stands within a conservation area.

A new external Grant oil boiler was installed in April 2024.

In line with our obligations under the Estate Agency Act 1979 prospective purchasers should be advised that the property is owned by a director of David Burr.

SERVICES: Main water and private drainage by sewage treatment plant. Main electricity connected. Oil fired heating by radiators. NOTE: None of these services have been tested by the agent.

EPC RATING: Band E - A copy of the energy performance certificate is available on request.

LOCAL AUTHORITY: Babergh and Mid Suffolk District Council, Endeavour House, 8 Russell Road, Ipswich, Suffolk. IP1 2BX (0300 1234000). COUNCIL TAX BAND: D

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VIEWING: Strictly by prior appointment only through DAVID BURR.