Tostock, Bury St. Edmunds

ENTRANCE HALL: A charming entrance with a brick threshold and a pair of part glazed timber doors opening into the main reception. A lovely first impression that hints at the period detail and craftsmanship within.

SITTING/DINING ROOM: 19'7" × 13'7" (6.0m × 4.14m) This striking, dual purpose space is the heart of the original cottage and features a vaulted ceiling with exposed beams, a central red-brick fireplace with inset wood-burning stove, and space

for both a dining table and sitting area. Front and side aspect offer a light and inviting atmosphere.

GROUND FLOOR BEDROOM: 12'5" × 10'1" (3.8m × 3.0m) Set just off the main reception area, this versatile room could serve as a bedroom, guest room, or study. Front aspect and built-in storage.

HALLWAY: A welcoming area with staircase rising to the first floor having understairs storage. Tiled flooring and exposed timbers and studwork.

CLOAKROOM: Positioned conveniently between the sitting room and kitchen, fitted with WC and hand basin.

SUN ROOM: 11'8" × 10'7" (3.5m × 3.2m) An elegant garden room with a vaulted ceiling and French doors leading out to the terrace. Ideal as a reading room, second sitting area enjoying views over the formal garden.

KITCHEN/BREAKFAST ROOM: 15'0" × 15'1" (4.6m × 4.6m) Beautifully appointed with granite worktops with space for a range-style cooker. Exposed beams with studwork, a deep butler sink, and a walk-in pantry.

BEDROOM: 7'8" × 7'8" (2.3m × 2.3m) Ideal as a nursery, snug or hobby room, with side aspect and access to the rear hallway.

UTILITY - 9'1" × 7'0" (2.7m × 2.1m) Well-equipped with wooden worktops, a butler sink, plumbing for washing machine and tumble dryer, and oil-fired boiler cupboard. Rear aspect and door to the garden.

SHOWER ROOM - 9'8" × 8'1" (2.9m × 2.5m) Spacious and modern, with a walk-in shower, WC and basin - conveniently located for both the annexe and rear bedroom use.

FAMILY ROOM: 17'8" × 15'5" (5.4m × 4.7m) A fantastic central living space with semi-vaulted ceiling, red brick fireplace housing a wood-burning stove, exposed beams, and French doors opening to the terrace. Perfect for family relaxation or entertaining guests.

OFFICE/STUDY: 10'5" × 6'3" (3.2m × 1.9m) Set between the family room and the garden room, this useful home office enjoys a quiet position with natural light from side aspect - ideal for home working or study.

GARDEN ROOM: 17'3" × 12'5" (5.2m × 3.8m) A stylish addition with French doors to the garden and space for formal seating or entertaining. Could serve equally well as a hobby room, artist's studio or games room.

STUDIO/GYM: 12'4" × 11'10" (3.7m × 3.5m) Currently arranged as a gym, this detached-feel room could support a variety of uses, such as a creative studio or music room, with views over the garden.

FIRST FLOOR LANDING: Accessed via a timber staircase from the kitchen, with wood flooring and exposed beams.

MAIN BEDROOM: 16'1" × 11'3" (4.9m × 3.4m) A generously sized dual-aspect bedroom with views over the gardens and space for a super king-size bed. Beautifully light with original character and built-in wardrobe space.

DRESSING ROOM: 15'9" × 7'8" (4.8m × 2.3m) A walk-in dressing room offering a bank of wardrobes or open storage potential.

EN SUITE BATHROOM: 8'4" × 6'8" (2.5m × 2.0m) Stylishly appointed with a freestanding roll-top bath, wash hand basin set in an attractive metal frame, and low level WC. Vaulted ceiling and exposed timbers add warmth and character.

Outside The Granary enjoys a beautifully established plot measuring approximately 0.76 acres (sts), offering a degree of privacy and a delightful rural outlook. The property is approached via a five-bar gate that opens to a driveway which in turn offers generous

shingle parking area, with a detached annexe and additional outbuildings offering excellent storage or workshop potential. The formal gardens wrap around the cottage and are thoughtfully landscaped with mature trees, well-stocked borders, and a variety

of flowering shrubs, creating colour and interest throughout the seasons. A pond forms a tranquil focal point within the grounds, edged by established trees and decked seating areas for outdoor enjoyment. Beyond the gardens, a post-and-rail enclosed paddock provides an ideal space for small livestock. Set within the grounds and positioned to the side of the main house is the

detached annexe offering versatile and self-contained space, ideal for guests, extended family, or potential use as a studio or holiday let (subject to any necessary consents). The accommodation comprises an open-plan living area with a kitchenette, a bedroom area, and a shower room fitted with a WC and basin. The detached annexe sits privately within the grounds, offering its own area of garden, and the overall setting is one of peaceful seclusion amidst open countryside, while remaining within easy reach of village.

SERVICES: Mains water, electricity, Oil fired heating and private

drainage.

NOTE: None of these services have been tested by the agent.

LOCAL AUTHORITY: Mid Suffolk District Council - Band D.

EPC RATING: E

BROADBAND AND MOBILE: Please see our website and Ofcom.org.uk

VIEWING: Strictly by prior appointment only through DAVID BURR

Woolpit office 01359 245245

NOTICE Whilst every effort has been made to ensure the accuracy of these

sales details, they are for guidance purposes only and prospective purchasers

or lessees are advised to seek their own professional advice as well as to satisfy

themselves by inspection or otherwise as to their correctness. No representation

or warranty whatsoever is made in relation to this property by David Burr or its

employees nor do such sales details form part of any offer or contract.