Westhall, Halesworth, IP19

Halesworth – 4.1 Miles
Norwich – 21.7 Miles
Southwold – 9.5 Miles

Ivy Grange Farm and Barn Annex are stunning properties which have been extended, re-furbished and re-fitted with great attention to detail. Set in tranquil beautiful grounds of approximately 41/2 acres, occupying an enviable rural position, surrounded by fields in all directions. The owners have created a successful holiday let business in the large detached barn, which can also provide an annex for multi generation living or employees.


Accommodation comprises briefly:

The Farmhouse
Entrance Hall
Sitting Room
Kitchen/Dining/Snug Area
Study
Utility & Cloakroom
Ground-Floor Bedroom with En-suite
Master Bedroom with Dressing Area & En-suite Shower Room
Two Further Double Bedrooms
Bathroom

The Barn Annex
31ft Sitting/Dining/Kitchen
Utility Room
Three Bedrooms- two with En-suites
Bathroom

Brick Outbuildings to include a Boiler Room/Store Room/Studio
A Range of Timber Stores/Outside Hot Showers/Greenhouse
Gravelled Drive with Double Garage & Parking, EV Charging Point
Plot of 4 1/2 Acres to Include Gardens, ponds, Courtyard and Field
39 Solar Panels, Battery Storage, Wood Pellet Boilers and Rainwater Harvester

The Properties
The farmhouse has seen extensive and sympathetic improvement and the result is a property that offers a perfect blend of character, charm and practicality; boasting impressive exposed beams and timbers flowing throughout the property. The ground floor offers two large living spaces, all with character features and a wood burner in each room; a spacious sitting room which also gives access to a double bedroom and en-suite, ideal for guests. The spacious kitchen/dining/living area forms the hub of the home with access to a terrace running along the rear of the house. To the rear is a utility room and a cloakroom. The first floor landing transforms into a light and airy study space with vaulted ceiling (could convert to a 5th bedroom). The striking master suite has vaulted ceilings, complete with dressing area and bespoke en-suite shower room. Two further double bedrooms and family bathroom complete the first-floor accommodation.

The Barn Annex is a recently renovated 17th century former grain store and milking parlour which currently offers luxurious holiday accommodation or as a full-time residential annex for a relative or employee. The annex provides a spacious 31ft open-plan eating/living/kitchen area with a wood-burner. The kitchen has an electric range cooker with induction hobs, dishwasher and fridge/freezer. To the rear is a utility room with a freezer and washing machine. There are three generous double bedrooms, two with en-suites and a family bathroom.
Thirty nine solar panels and a biomass heating system have been installed to improve efficiency and are extremely environmentally friendly as well as highly economical and benefits from a feed-in tariff.

Gardens and Grounds
A five-bar gate opens on to the long gravelled driveway, with the farmhouse sitting directly in front of you. A large pond sits by the double garage, brick stable building and timber-clad garden store, with direct access to the land and barn. A traditional Suffolk moat is found to the side of the house and has been used as a 'natural swimming pool'. The house and its attractive gardens occupy roughly a third of the plot, which is also home to a greenhouse, vegetable plot, fruit cage and orchard. Behind the house is a courtyard, with impressive views over the fields beyond. From here, access to an external boiler room and storeroom with outside showers can be found. Separate gated access to the barn and the 3 acre meadow can be obtained from the lane with plenty of hard standing parking with an EV charging point.


Location
Westhall is a small rural village that is immensely proud of its community run pub. The nearby town of Halesworth provides many independent shops, a good range of schools, public houses, restaurants, doctors, vets and a supermarket. It has a thriving centre of arts for the community called 'The Cut' which is used as a theatre, cinema, exhibitions and workshops. There is a train station at Brampton (2 miles away) and also Halesworth with services to London Liverpool Street via Ipswich. The unspoilt heritage coastline of Suffolk with the lovely beaches of Southwold and Walberswick are a twenty minute drive away.


Fixtures and Fittings
All fixtures and fittings are specifically excluded from the sale, but may be available in addition, subject to separate negotiation.

Services
Biomass central heating. 39 Solar panels. Benefits from a feed in tariff. Mains electric and water. Private drainage. Double glazed throughout.
7000 litre rainwater harvester.

EPC Rating: C

Local Authority:
East Suffolk Council
Tax Band: E
Postcode: IP19 8RN

Agents Note
This property is offered subject to and with the benefit of all rights of way, whether public or private, all way leaves, easements and other rights of way whether specifically mentioned or not.

Tenure
Vacant possession of the freehold will be given upon completion.