Brewery Farm, Bower House Tye, Polstead, CO6

A charming listed cottage with a contemporary modern extension set in about 1.5 acres of grounds together with a detached barn and stables.

Brewery Farm is a fine example of a quintessential thatched cottage, and according to its Grade II Listing the cottage dates from the 17th century. As such, the accommodation provides numerous period features, which includes exposed beams and studwork, and a fine inglenook fireplace to the sitting room. The cottage has also been tastefully upgraded throughout, which includes oak latched doors and a combination of modern oak flooring in the sitting room, with the remaining ground floor areas being tiled. The kitchen / breakfast room is fitted on two walls, with a matching range of base and wall units under a hardwood worksurface. Integral appliances include double oven and gas hob with extractor over, fridge and dishwasher. A useful utility / boot room provides additional storage, including a full height cupboard, washing machine and dryer under a two further worksurfaces. To the rear of the cottage are two single storey additions; the first comprising the inner hall, ground floor shower room with a study / ground floor bedroom opposite. The most recent extension consists of a magnificent oak framed family room, with vaulted ceiling and full height glazing overlooking the rear garden and paddocks beyond.The first floor provides a welcoming landing with exposed floorboards which extend into the tastefully modernised bathroom, and the two double bedrooms both provide built in solid oak wardrobes.Outside, the cottage is set well back its plot with an in and out driveway defining areas of lawn, with a range of modern stables and an adjoining store / tack room (all having power and water) which front the minor lane. To the front southern boundary is a timber frame detached barn which provides 620sq.ft of additional accommodation. This building previously served the locality as a farm shop; however, in February 2022 a change of use was granted from commercial use to a residential annexe.The majority of the land is to the rear of the cottage, where a brick patio with pergola leads onto a large expanse of lawn which is defined by timber post and rail fencing. Beyond is the grazing paddock which is clearly defined by further post and rail fencing which backs onto a large deciduous wood. LocationBower House Tye is situated just north of the village of Polstead, providing easy access to the A1071 connecting to the market towns of Hadleigh and Sudbury which offer excellent amenities. There are many local off-road bridleways offering easy hacking.ServicesMains water, electricity and drainage are connected. Fibre optic broadband. Oil-fired heating andunderfloor heatingto the family room.Local Authority and Council TaxBabergh with Mid Suffolk District CouncilBand F (2023)