Entrance porch, entrance hall, 17' sitting room, 16' dining room, kitchen, garden room, study utility room and cloakroom. Master bedroom with en-suite shower room, two further double bedrooms and bathroom. Car port and parking for two further vehicles. Delightful landscaped gardens to the front, side and rear.

Location Mulberry Cottage is set along Victoria Terrace; a quiet no-through road just off Church Street in the centre of the village of Fressingfield. Here there are excellent local facilities including The Swan public house, The Fox & Goose restaurant, a well stocked shop, primary school, kindergarten, doctors' surgery and a sports club with football, tennis and bowls facilities. A wider range of recreational and shopping facilities are available in Harleston (4 miles), Framlingham (11.5 miles) and Diss (13 miles), the latter also having a mainline train station to London Liverpool Street via Ipswich with the journey taking approximately 90 minutes. The Heritage Coast, with the popular centres of Southwold, Dunwich, Thorpeness and Aldeburgh, is an easy drive of approximately 20 miles.

Directions Approaching Fressingfield from the south on the B1116 turn right onto Church Street just before arriving at the centre of the village. Continue along Church Street, taking the first turning on the right almost opposite the church into Victoria Terrace, where Mulberry Cottage will be found a short way along on the right hand side.

Description Built in 1994, Mulberry Cottage is a wonderfully maintained three double bedroom property just opposite the church in the centre of the sought after village of Fressingfield. The vendors acquired Mulberry Cottage approximately fourteen years ago, and during their tenure maintained the property, both internally and externally, including the gardens, to an extremely high standard. The accommodation is both spacious and light, with most of the principal rooms benefitting from twin aspects. The ground floor accommodation is particularly spacious with an entrance hall, 17' sitting room, 16' dining room that could also be used as a play room or snug, kitchen, garden room, study and utility room. On the first floor there is a 17' master bedroom with en-suite shower room, two further double bedrooms and a bathroom. Outside there is a car port and block paved driveway that is sufficiently large enough for two vehicles, together with a third parking space on the adjacent shingle driveway. The gardens are well stocked with a variety of specimen flowers, shrubs and trees, with the side and rear gardens facing in a southerly direction and therefore enjoying the sun throughout the day.

The Accommodation

The Cottage

Ground Floor A wood effect front door opens into the Entrance Lobby with windows on the side elevation overlooking the gardens and part glazed door with sidelight that opens into the

Entrance Hall With stairs rising to the First Floor with useful understairs storage area, recessed spotlighting, radiator, telephone point and doors off to

Sitting Room 17'2 x 12'7 (5.23m x 3.84m) A delightful reception room with large casement window on the front elevation overlooking the garden and Victoria Terrace. The focal point of the room is the fireplace containing the Villager woodburning stove with carved stone surround and raised tiled hearth. Glazed French doors linking through to the Garden Room, TV point, radiators and door to

Dining Room 16' x 9'8 (4.88m x 2.95m) A generous additional reception room, that can also be used as a playroom or snug. Wonderfully light with windows on the front and rear elevation together with Velux window lights set within the mono pitch roof. Tiled flooring and radiators. Returning to the Entrance Hall further doors provide access to

Study 11'0 x 9'8 (3.35m x 2.95m) With casement window on the front elevation overlooking the garden, driveway and Victoria Terrace. Bespoke fitted desk, cupboards and shelves. Radiator.

Cloakroom With WC, mounted washbasin with tiled splashback, tiled floor and extractor fan.

Kitchen 13' x 9'8 (3.96m x 2.95m) With large window on the rear elevation overlooking the gardens, and gaining huge amounts of light from the Garden Room. Well fitted with good range of cupboard and drawer units with granite effect work surface over incorporating a one and a half bowl resin sink with mixer tap and drainer. Four ring Neff induction hob with light and extractor hood over and high level Neff double oven and grill. Recess and plumbing for dishwasher and integral fridge/freezer. Matching island unit. Part glazed door providing access to the driveway and gardens. Quarry tiled flooring throughout. Radiator, recessed spotlighting and door to

Utility Room Providing a further range of cupboard and storage units with marble effect work surface over incorporating a stainless steel sink with mixer tap and drainer. Wall hung Wallstar oil fired boiler, plumbing and waste connections for washing machine. Radiator and tiled flooring to match the Kitchen. Returning to the Kitchen, a wide opening leads through to the

Garden Room 11'6 x 9' (3.51m x 2.74m) A wonderful additional reception room to Mulberry Cottage, that is currently used as a Breakfast Room. Of wooden frame construction set on a brick plinth and with mono pitch roof incorporating a Velux window light. Quarry tiled flooring to match the Kitchen and glazed door providing access to the garden. Stairs from the Entrance Hall rise to the

First Floor

Landing With Velux window light, door to Airing Cupboard, access to roof space, radiator and doors off to

Bedroom One 17'3 x 12'7 (5.26m x 3.84m) An extremely generous double bedroom with windows on the front and rear elevation providing wonderful views across the roofscape of Fressingfield. Radiators, telephone point and door to

En-suite Shower Room With suite comprising tiled shower enclosure containing the Mira mixer shower, WC and pedestal washbasin with tiled splashback. Velux window light, heated towel rail, shaver socket and extractor fan.

Bedroom Two 13'2 x 10' (4.01m x 3.05m) A double bedroom with window on the rear elevation overlooking the garden. Radiator.

Bedroom Three 11' x 9'8 (3.35m x 2.95m) A double bedroom overlooking the garden and Victoria Terrace. Radiator.

Bathroom With suite comprising panel bath in half-height tiled surround with mixer tap and shower attachment, WC and pedestal wash basin. Window on the gable elevation, extractor fan, radiator and shaver socket.

Outside Mulberry Cottage is set along Victoria Terrace, just off Church Street, and approached via a block paved driveway, sufficiently large enough for two vehicles, that leads up to a covered Car Port, approx 18' x 9'6 and with gate providing access to the rear. Beside the Car Port there is a gravel drive serving the neighbouring property, but within this area is a further parking space for Mulberry Cottage. A gate beside the driveway opens on to a curved brick pathway and this leads up to the front door. Flanking the pathway are gardens that are predominantly laid to grass for ease of maintenance and partly enclosed within borders containing a variety of specimen flowers, shrubs and trees, together with a established hawthorn hedge along the frontage. The gardens continue to the side and rear of Mulberry Cottage, and facing in a southerly direction, these enjoy the sun throughout the day. In keeping with the front garden the central area is laid to grass, and enclosed within well stocked, mature borders, that also contain a wide variety of spring bulbs. There is also a patio that can be accessed from the Garden Room. Continuing to the rear there is a second brick pathway that links a Potting Shed with a useful timber Storage Shed. The pathway continues back to the car port and the door providing access to the Kitchen.

Viewing Strictly by appointment with the agent.

Services Mains electricity, water and drainage. Oil fired heating.

EPC Rating = D

Council Tax Band E; £2,456.64 payable per annum 2023/2024

Local Authority Mid Suffolk District Council, Endeavour House, 8 Russell Rd, Ipswich IP1 2BX; [use Contact Agent Button]

NOTES 1.    Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed. If there is any point which is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you. These Particulars do not constitute a contract or part of a contract. All measurements quoted are approximate. The Fixtures, Fittings & Appliances have not been tested and, therefore, no guarantee can be given that they are in working order. Photographs are reproduced for general information and it cannot be inferred that any item shown is included. No guarantee can be given that any planning permission, listed building consent or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise. Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan 2.    The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers' and buyers' identity.

April 2023