Entrance hall, sitting room, kitchen/breakfast room, study, utility/boot room, cloakroom and pantry.  Bedroom with en-suite bathroom, two further double bedrooms, shower room and separate WC.  
Studio with sitting/dining/bedroom area, kitchenette and shower room. Cartlodge with storage. Stabling, manège and paddocks. Gardens and grounds of approximately 5.12 acres (2.07 ha) in all. 

Location
Manor House is set along a quiet country lane in a rural location and forming part of the well regarded and accessible Parish of Clopton.  Clopton benefits from a village hall, whilst the nearby village of Otley, just 1.5 miles to the north-west offers a village shop, primary school, agricultural college and well regarded public house, The White Hart.  The desirable market town of Woodbridge is 6 miles, and here there is schooling in both the state and private sectors, as well as businesses, pubs, restaurants, a cinema and a leisure centre. Within 6.5 miles is the village of Wickham Market and within 8.5 miles the historic market town of Framlingham. The county town of Ipswich is just 8 miles and from here there are trains to London's Liverpool Street, which are scheduled to take just over the hour. 

Directions
From the ‘Dobbies’ roundabout at Woodbridge, take the B1079 towards Grundisburgh and proceed through the village towards Otley.  At Clopton, turn right towards Wickham Market on the B1078. Proceed along the road and up the hill, taking the next turning on the right into Manor Road, just before the village hall.  Proceed along Manor Road where Manor House will be found on the left hand side just before the junction.  

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Description

Manor House comprises a detached Grade II Listed property that is set in a delightful rural location within the Parish of Clopton. The Listing Schedule advises that Manor House originally dates from the 16th Century and is of timber frame construction with colour washed and rendered elevations, together with part brick, part rendered gables, all under a pitched plain tile roof. The principal rooms of Manor House are of good proportions, in particular the stunning double height sitting room. However, on the whole it is a relatively modest building extending to just over 2,250 square feet, although The Studio does offer useful ancillary accommodation. 

According to a plan provided by the vendors, there is reference to the ‘restoration’ of Manor House during the late 1960s.  In more recent times a handmade kitchen was fitted in the 1990s, the roof covering was replaced approximately 10 years ago and The Studio was refurbished approximately 5 years ago. Whilst Manor House is perfectly serviceable, it does now warrant updating internally, which provides a wonderful opportunity for an incoming purchaser to place their own preferred style and taste on the property. 

Manor House enjoys mature and established gardens to both the front and rear, which include a number of specimen flowers, shrubs and trees. In addition, there is The Studio, which will be found in the rear garden. To the east of Manor House are the paddocks, stables and manège. In all this area extends to approximately 4.28 acres (1.73 hectares) and benefits from two separate, independent accesses to both the stables and the paddocks. In all, the gardens, grounds and paddocks extend to approximately 5.12 acres (2.07 ha).

The Accommodation
The House

Ground Floor
A solid oak front door opens into the 

Entrance Hall  
An atmospheric area for receiving guests with wood panelling to part, exposed ceiling and wall timbers, part glazed door to the Rear Lobby, staircase rising to the First Floor, brick flooring and open studwork through to the

Study 20’8 x 7’8 (6.3m x 2.34m)
With leaded light window on the front elevation together with large casement style window on the gable elevation.  Exposed wall timbers, door to understairs storage cupboard, radiators and telephone point.  

Returning to the Entrance Hall a wide oak panelled door opens into the 

Sitting Room  21’ x 20’3 (6.4m x 6.17m)
An impressive double-height reception room that is overlooked by the galleried landing. Almost full height leaded light window on the front elevation providing a good degree of light together with mullion window overlooking the gardens at the rear.  Exposed carved ceiling timbers, exposed wall timbers and brick flooring.   The focal point of the room is the large open brick fireplace with carved stone surround containing the Woodwarm wood burning stove.     Radiators.  Door to Cloakroom and wide opening beside the chimney breast leads through to the

Kitchen/Breakfast Room 21’ x 9’8 (6.4m x 2.95m) 
With leaded light windows on the front and side elevation overlooking the gardens and driveway.  The kitchen area is fitted with a range of handmade cupboard and drawer units with tiled work surface over and incorporating a double-hob oil-fired Aga that is partly recessed into a brick fireplace.  Exposed brick flooring, wall timbers, radiators and doorway through to the 

Utility/Boot Room  10’ x 9’7 (3.05m x 2.92m) 
With window on the rear elevation overlooking the gardens and grounds and stable-type door providing access to the driveway and gardens.  Wooden work surface incorporating a butler sink with carved drainer to the side.  Further range of cupboard and drawer units which match those in the Kitchen.  Recess and plumbing for washing machine and dishwasher.  Cupboard containing the oil-fired boiler. Pamment tiled flooring and door to 

Pantry  8’10 x 4’8 (2.7m x 1.44m) 
With range of fitted shelving and pamment tiled flooring to match the Utility/Boot Room.

Returning to the Sitting Room, a further door provides access to the 

Cloakroom 
With WC, mounted wash basin, radiator and pamment tiled flooring.

The staircase from the Entrance Hall rise to the 

First Floor 
Landing 
With opening through to the Galleried Landing that overlooks the Sitting Room, window on the rear elevation providing a good degree of light, exposed wall timbers, boarded floor, skirting radiator, access to roof space and door to 

Bedroom One 14’ x 12’ (4.27m x 3.66m)
A good size twin-aspect double bedroom with leaded light windows on the front and side elevations.  Exposed wall timbers, boarded floor and skirting radiator.

Shower Room
With shower enclosure, WC and corner hand basin.  Exposed wall timber and boarded floor.  Heated  towel radiator and extractor fan.

The Galleried Landing leads to a further landing area with staircase rising to the Second Floor, door to Eaves Storage Area with fitted WC, and door to 

Bedroom Two  20’11 x 9’2 (6.38m x 2.79m)
A generous double bedroom with leaded light windows on the front and gable elevation providing a good degree of light and views of the gardens and surrounding countryside.  Exposed feature brick fireplace.  Door to walk-in wardrobe, exposed ceiling and wall timbers, boarded floor, door to Eaves Storage Cupboard (containing the hot water tank),  skirting radiators and opening through to the 

En-Suite Bathroom 
With panelled bath in tiled surround with mixer tap and pedestal wash basin.  Exposed ceiling and wall timbers.  Boarded floor and heated towel rail.  

A staircase from the landing rises to the 

Second Floor 
Bedroom Three 12’4 x 10’1 (3.77m x 3.08m) 
With window on the gable elevation offering far reaching views.  Boarded floor, skirting radiator and door to built-in Wardrobe Cupboard with access to remaining roof void. 

The Studio
Located within the rear garden is The Studio, a standalone building that provides ancillary accommodation to the main house, or could be used as a work from home facility if required.

A stable type door opens into an open plan Sitting/Dining/Bedroom with Kitchenette off.  The room benefits from windows on the front and side elevation, providing plenty of light, together with a vaulted ceiling.  There is also a Contura contemporary wood burning stove.  The Kitchenette is fitted with a range of cupboard and drawer units with work surface over incorporating a stainless-steel sink and electric oven with four-ring hob and extractor fan over.  Recess for undercounter fridge.  A further door opens to a Cloak/Shower Room, with shower cubicle, WC and mounted wash basin with cupboard under.  

Outside
Manor House is accessed vi a five-bar gate that opens onto a shingle parking and tuning area immediately in front of the cart lodge, approximately 20’ x 15’6 (6.10m x 4.72m), with access to the rear, secure storage area and power and light connected. 

Steps from the driveway lead down to a gravelled walkway, and this in turn leads to both the front and side doors for access.  The front garden is predominantly laid to grass, but includes a large well stocked border that contains a variety of flowers and shrubs, together with a number of established trees including ash, silver birch and horse chestnut.  Beside the front garden there is also a large pond. 

In addition, there is also a large rear garden.  Again this is mainly laid to grass for ease of maintenance and enclosed, in the main, by established hedging. 

Immediately adjoining the rear of the property are areas of paving and shingle, together with a covered walkway that leads back to the door serving the Utility/Boot Room.  Set within the covered walkway there is also a useful coal/wood store.  

The rear garden is also interspersed with a variety of established trees and shrubs.  The Annexe will be found to the rear of the garden with its own patio/seating area that is partly enclosed by trellis framework supporting mature honeysuckle, roses and a vine.  

To the east are the paddocks and equine facilities.   There is a separate vehicular access from Snipe Farm Road that benefits from a large concrete entrance suitable for lorries and machinery.  From here a track laid to hardstanding provides access to the stables and manège.  The stables are of timber construction and comprise five stables, a store/tack room and a covered lean-to.  Power is connected.  The manège is laid to rubber and sand and measures approximately 120’ x 60’.  It is enclosed within post and rail fencing, and with lighting connected to part.  Beyond the stables and manege are the paddocks.  These have not been grazed for some time, and are partly  enclosed by established hedging with some wooden rounds partitioning the paddocks.    

In all, the manège, paddocks and stables extend to approximately 4.28 acres (1.73 hectares).  

Viewing Strictly by appointment with the agent.  

Services  Mains water and electricity.  Oil fired boiler serving the central heating and hot water systems.  Private drainage system.  (Whilst it is understood that the septic tank has worked satisfactorily for many years, it is unlikely to comply with the new regulations and therefore a buyer should budget to install a new system. This has been taken into account in the guide price). 

EPC  Rating = G

Council Tax  Band F; £2,858.82 payable per annum 2022/2023

Rateable Value The Stables have a Rateable Value of £900.

Local Authority  East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: [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 or 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.
 
June 2023