Main House - Entrance Hall, Drawing Room, Dining Room, Study, Kitchen, Pantry, Utility Room and WC.
Master Bedroom Suite, four further bedrooms and bathroom
Coach House - Sitting room and kitchen/breakfast room.  First floor bedroom and bathroom.
Garden - In all about 1 acre

The adjacent property, Stone Cottage, which is in the same ownership, is also available to purchase.

Location
Marsh Cottage is set in Eyke’s most rural position, tucked away from the village in the Deben Valley. Accessed from The Street, a quiet lane leads down to the property, beyond which are the meadows with wonderful walks and unbroken views from the Property across The Common towards the River Deben which cuts through to the village of Ufford where two excellent public houses are located.

Marsh Cottage is set on the edge of Suffolk Coast & Heaths Area of Outstanding Natural Beauty, in an untapped area of Suffolk which is well placed for connectivity to Woodbridge for schools/commuting or the coastal towns of Aldeburgh and Thorpeness for shopping and dining. The popular riverside town of Woodbridge is a short drive away and provides a full range of services and facilities as well as sailing,rowing, tennis and golf clubs.

Ipswich can be reached in about 20 minutes and offers a range of shopping, educational, recreational and leisure facilities and a train station with a service to London running in just over one hour. Connection to Ipswich Station is from Melton (2 miles) where there is extensive parking.

Schools – There are numerous good schools in the area in both the public and private sector. Notably, Woodbridge School and Framlingham College nearby, Orwell Park, Ipswich High School, Ipswich School and the Royal Hospital School (RHS).

Dining – The Unruly Pig, The Crown (Ufford), Deben Inns, Watson and Walpole, Adnams (Southwold), Pinney’s of Orford, The Ramsholt Arms, The Sorrel Horse.

Directions
Proceeding in a easterly direction on the A1152 from the village, turn left into Low Road immediately before the former pub.  Continue along Low Road and the property will be found a short way along on the left hand side. 

Melton – 2 miles (Ipswich Station from 22 minutes); Woodbridge – 3.5 miles;  Snape – 6.5 miles; Ipswich – 12.5 miles (London Liverpool Street from 65 minutes); Stansted Airport – 63 miles • London – 96 miles (All distances and times are approximate)

Description

MARSH COTTAGE
Marsh Cottage is an exceptional family home with The Coach House providing secondary accommodation, perfect for extended family or, as currently, a holiday let or B&B. The paved walkway leads to the charming entrance and once you are inside, the exposed beamed reception hall and stone flooring connects the house from the drawing room through to the study. The large drawing room with an open fireplace has double doors out onto the large York stone terrace and garden and is a perfect place for entertaining family and friends. The dining room with pastel Suffolk pink walls offers intimate dining and views out over the garden and surrounding fields. The dining room leads through to a cosy study and reading room which benefits from an abundance of natural light in the morning. The kitchen can also be accessed from a back door through a utility room and offers huge potential for modernisation and extension, subject to planning permission. The kitchen also has a walk-in pantry. The first floor benefits from five bedrooms with the principal bedroom enjoying an en-suite bathroom and views over the garden. At the other end of the house is a large bedroom with pretty views, a family bathroom and then there are three bedrooms running along the corridor, perfect for children’s bedrooms.

Gardens & Grounds
The house overlooks the garden and paddocks beyond this and offers a private, unspoilt setting in all about 1 acre. The west facing garden offers a perfect spot for family living and entertaining during the summer months. The garden offers ample opportunity for further landscaping and design to support the charming house.

THE COACH HOUSE
Recently renovated, a short walk to the house, The Coach House has been converted into a holiday let with a bedroom and bathroom upstairs and an open plan kitchen living room downstairs. This property can be used as an additional income stream or additional accommodation for family or guests.

Marsh Cottage - The Accommodation
 
Ground Floor
A part glazed wooden front door opens into the 
 
Entrance Hall
With staircase rising to the First Floor, pamment tile flooring, exposed studwork, door to useful understairs storage area, radiator, door to Cloakroom and wide opening through to the
 
Dining Room
With French doors providing access to and good views of the rear garden.  Casement window on the front elevation overlooking the driveway.  Victorian iron hob fireplace with carved wood surround, together with shelved recess including a storage cupboard below.  Pamment tiled floor and door through to the
  
Study/Playroom
With wooden casement window overlooking the rear garden together with second window overlooking the front drive.  Range of fitted shelving, radiator and door through to the
 
 Kitchen/Breakfast Room
A spacious area with window on the gable elevation overlooking the gardens and grounds.   Second large casement window overlooking the patio/terrace area.   The kitchen area is well fitted with a range of cupboard and drawer units with hardwood worksurfaces over incorporating two circular stainless steel sinks with shared mixer tap.  Integral dishwasher and undercounter fridge.  Double hob oil fired Aga.  Fitted shelving and pamment tiled flooring.  Radiator.  Exposed ceiling timber.  Door to walk-in shelved Pantry cupboard and part glazed door to the 
  
Boot/Utility Room 
With part glazed door providing access to the garden.  Stainless steel sink with flanking drainers and mixer tap together with recess and plumbing beneath for a washing machine.  Fitted shelving, pamment tiled flooring, fitted coathooks.  
 
Returning to the Entrance Hall double doors open onto steps that lead to the 

Drawing Room
A beautiful, later addition to Marsh Cottage and providing a wonderful reception room.  The focal point of the room is the open brick fireplace with carved wood surround and raised brick hearth.  Range of bespoke fitted bookshelving, radiators and polished boarded floor.  French doors with side lights provide access to the rear patio and garden.  

Stairs from the Entrance Hall rise to the
 
First Floor
Landing
With door to Linen Cupboard, access to roof space, fitted bookshelving, radiators and doors off to 
 
Master Bedroom 
A generous double bedroom with windows providing wonderful views of the gardens and countryside beyond.  Fitted wardrobe cupboards, radiator, wall light point and door to 
  
En-suite Shower Room
With fully tiled walk-in shower cubicle housing the Mira electric mixer shower, WC with concealed cistern and mounted wash basin with storage cupboard and drawers under.  Radiator and built-in wardrobe cupboards.  
 
Returning to the Landing, further doors provide access to 
 
Bedroom Two
A delightful guest bedroom with casement windows overlooking the garden and surrounding countryside.  Eaves storage cupboard, radiator and access to roof space. 
  
Bedroom Three
A double bedroom with casement window on the front elevation.  Radiator and fitted wardrobe cupboard.  
        
Bedroom Four 
A single bedroom with casement window on the front elevation overlooking the parking area and village street.  Fitted bed with bunk bed over, fitted shelving and exposed wall timbers.  Radiator. 
 
Bedroom Five
A single bedroom with window on the front elevation.  Fitted cupboard and drawer units together with desk and shelving.  
 
Bathroom 
With suite comprising panelled bath in tiled surround and with shower attachment over, WC with concealed cistern and mounted wash basin with storage cupboard under.  Radiator.  Access to roof space. 
 

The Coach House - The Accommodation
A part glazed wooden front door opens into the

Kitchen, Dining & Sitting Room
An open plan room with well fitted kitchen area with range of cupboard units with wooden block worksurface over incorporating a stainless steel sink with mixer tap and drainer.  Free standing electric oven and integral washing machine.  Undercounter fridge.  Fitted shelving, pamment tile flooring, wall mounted electric panel heater and wide opening to the Dining Area with large, almost fully glazed French doors providing plenty of light and offering wonderful views of the garden.   Wall mounted heater, pamment tile flooring, understairs storage cupboard and staircase rising to the

First Floor
Bedroom
A charming double bedroom with vaulted ceiling and window on the gable elevation offering a good degree of light.  Electric panel heater and door to

En-suite Bathroom
Well fitted with panelled bath in tiled surround with mixer tap and shower attachment, WC and pedestal wash basin.  Electrically heated towel rail and built-in storage cupboards.

Method of Sale
The property is offered for sale freehold with vacant possession.

The adjacent property, Stone Cottage, which is in the same ownership, is also available as a separate lot.

Note 
Part of the south-western boundary between Marsh Cottage and the neighbouring field has been demarked by a string line.
 

Purchaser Obligations
There will be an obligation for an incoming purchaser to erect a new fence along the new boundaries to a minimum 6ft close boarded between Stone Cottage and Marsh Cottage and post and rail with stockproof fencing between Marsh Cottage and the paddock.

Easements, Wayleaves & Rights of Way
The property is sold subject to and with the benefit of all rights of way either public or private, all easements, wayleaves and other rights of way whether they are specifically referred to or not. There are no footpaths across the property.

Services
Mains water, drainage, electricity and oil fired central heating.  The Coach House has electric panel heaters.

Local Authority
East Suffolk Council.

Council Tax Band
Marsh Cottage - Band D; The Coach House - Band A

Fixtures & Fittings
All fixtures, fittings and chattels whether referred to or not are specifically excluded from the sale, including carpets, curtains, light fittings, free standing domestic and electric items and garden machinery.

Plans, Areas & Schedules
These are based on the Ordnance Survey and are for reference only. They have been checked and completed by the vendor’s agents and the purchaser will be deemed to satisfy themselves as to the description of the property. Any error or misstatement shall not annul the sale nor entitle either party to compensation in respect thereof.

EPC Ratings
The EPCs are attached to the brochure but if they have become detached, please request them from the Vendor’s agents.

VAT
Any guide price quoted or discussed are exclusive of VAT and in the event that the sale of the property, or part of it, or any rights attached to it becomes chargeable for the purposes of VAT, such tax will be payable by the purchaser. The VAT position relating to the property may change without notice.

Postcode
IP12 2QF

Viewings
All viewings are strictly by appointment with the Vendor’s agents.

IMPORTANT NOTICE
1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP nor Clarke & Simpson in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor Clarke & Simpson has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s)or lessor(s).

2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only.

3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct.

4. VAT: The VAT position relating to the property may change without notice. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at .

Particulars dated February 2023. Photographs dated November 2022.  Photographs of The Coach House included by kind permission of Lucy Halpin. 

Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling[use Contact Agent Button], email [use Contact Agent Button] or post to our UK Residential
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