Open plan kitchen/sitting room/dining room, pantry, utility room, cloakroom, drawing room, garden room with indoor exercising swimming pool, wet room, and studio/bedroom four.  Cellar.  Stairs and lift to the first floor.  33’4 x 17’5 bedroom one with en-suite wet room, two further double bedrooms and bathroom.  Extensive off road parking.  Outbuildings. Mature and private landscaped gardens.     

Location
Hill House is located within walking distance of the centre of the popular market town of Framlingham which is home to a good selection of independent shops and businesses including cafés, restaurants, hairdressers, antique shops, a travel agency and delicatessen. It is also home to the Crown Hotel and a Co-operative supermarket. Away from Market Hill are a number of other businesses providing day-to-day services including pubs, vets, a medical centre and schools. Sir Robert Hitcham's Primary School is highly regarded and Thomas Mills High School is considered one of the best state schools in the East of England. There is also Framlingham College, which is served by its preparatory school, Brandeston Hall, some 5 miles away. It is perhaps best known for its magnificent castle which is managed by English Heritage. Framlingham is surrounded by delightful villages, many of which have popular public houses. There are lovely walks from the town into the surrounding countryside, and leisure facilities such as golf in the nearby locations of Cretingham (6 miles), Woodbridge (12 miles) and Aldeburgh (13 miles). The world famous Snape Maltings Concert Hall is within easy reach (10½ miles). There is also bird watching at the RSPB centre at Minsmere (15 miles). Framlingham is only 12 miles from the coast as the crow flies with the popular destinations of Southwold, Dunwich, Thorpeness and Orford. The county town of Ipswich lies approximately 18 miles to the south-west and from here there are regular services to London's Liverpool Street station, scheduled to take just over the hour.  

Description
Hill House is a superb Georgian white brick residence that has been extended and impressively renovated by the current owners.  No stone was left unturned when the owners commenced their improvement programme some 9 years ago.  These were based around creating easy accessibility solutions which included non-threshold flooring on the ground floor, wet rooms and also a well disguised lift providing access to the first floor.  However, more fundamental works were undertaken along the way which included rewiring and re-plumbing the property.   In addition, new double glazed hardwood windows and doors were added by Suffolk Heritage Joinery.  A bespoke kitchen was installed by Kestrel Kitchens.  A new roof was laid with full insulation and also Generations of Loughborough laid hand planed floorboards with a ground floor underfloor heating system.  On the ground floor is a most impressive open plan kitchen/sitting/dining room, off which is a pantry, cloakroom, utility room and cellar.  Also on the ground floor is a drawing room/library and a garden room with fabulous exercising pool, off which is a wet room and a studio/bedroom four.   On first floor accessed via stairs and also the lift are three double bedrooms including a vast master bedroom suite with en-suite wet room.  In addition is a bathroom.  

Outside, as well as ample parking and outbuildings, is a landscaped, mature garden which offers impressive privacy for a town property.  In all, the grounds extend to over a quarter of an acre.            

The Accommodation

The House

Ground Floor

The main door provides access to the 

Porch
South-west facing window.  Tiled flooring. A door leads to the open plan 

Kitchen/Dining/Sitting Room  41’5 x 17’8 (12.62m x 5.38m)
A fabulous triple aspect room with windows and glazed doors opening to the south-east, north-east and north-west.  The kitchen area is fitted with a bespoke range of Pippy Oak high and low level wall units with wood block Iroko worktops by Kestrel Kitchens.  Integrated dishwasher and fridge.  Stainless steel sink with drainer and mixer taps above.   Space and plumbing for a range cooker with extractor fan above.  Dijon tumbled limestone tiled flooring with underfloor heating.  Jim Lawrence wall lights.    

The kitchen opens up to the sitting/dining room which has hand planed floorboards from Generations of Loughborough, with underfloor heating.  The central focal point is the Jotul wood burning stove on a tiled hearth and there are windows overlooking the garden.  Doors lead off to the drawing room, utility room, cellar and there are stairs to the first floor landing.   Door to lift.  From the kitchen there is also access to the downstairs cloakroom and 

Pantry
Fitted shelving with a marble work top.  Limestone tiled flooring.  

Cloakroom
WC with hand built Sapele timber surrounds and hidden cupboards.  Feature hand wash basin.  Dijon tumbled limestone flooring with underfloor heating.  Towel radiator.  Wall light points.  North-east facing window with obscured glazing.

Drawing Room  13’9 x 13’ (4.19m x 3.96m)
Drawing room or library/study with wall to wall hand built bookshelves and a fireplace with marble surround.  Hand planed floorboards with underfloor heating and fitted desk.  South-east facing sash window with window seat overlooking the garden.  Wall light points.   

A door opens to the 

Garden Room  23’ x 14’9 (7.01m x 4.50m)
This is home to the indoor exercising pool, that measures 14’ x 7’ which is home to spa jets at one end and a swimming jet at the other that creates a flow that can be controlled to allow for different swimming abilities.  This is heated by an air source heat pump and there is an air conditioning unit/de-humidifier.  South-east and north-west facing windows and north-east facing French doors opening to the garden.  Large skylights with automated closing system.  Tiled floors with underfloor heating and part tiled walls.   A door opens to the studio/bedroom four and a further door leads to the 

Downstairs Wet Room
Comprising shower, WC and hand wash basin.  Tiled flooring and part tiled walls.  South-west facing window with obscured  glazing.  Recessed spotlighting.  

Studio/Bedroom Four  19’ x 11’ (5.79m x 3.35m)
Whilst currently used as an excellent studio, it could also be used as a fourth bedroom as it sits next to the garden room/pool building and downstairs wet room.  South-west facing window and skylight.  Space and plumbing for a washing machine and tumble drier.  One and a half bowl stainless steel sink with drainer and mixer taps above.  Fitted desk.   Tiled flooring with underfloor heating.  

From the open plan kitchen/sitting/dining room, further doors lead to the 

Utility Room  
North-west facing window with obscured glazing.  Wall mounted gas fired boiler.  Water softener.  Hot water cylinder and radiator.  Space for freezer.  

Cellar
7’8 x 7’6 minimum with a ceiling height of 6’1.  Power and light are connected and there is also a sump pump.

From the sitting/dining room, stairs rise to the

First Floor

Landing
North-west and south-west facing windows.  Radiators.  Hand planed floorboards.  Recessed spotlights.  Doors to the lift.  Built-in linen cupboard.  Doors lead off to the three first floor bedrooms and bathroom. 

Bedroom One  33’4 x 17’5 (10.16m x 5.31m)
A vast double bedroom which is understood to have previously been three rooms.  South-east and north-east facing sash windows, three of which have automated external blinds. Hand planed floorboards.  Radiator.  Hatch to roof space.  Fitted wardrobes with automated lighting.   A door opens to an 

En-Suite Wet Room
Comprising shower, WC, hand wash basin, fitted cupboards and drawers.  Tiled flooring and walls.  North-west facing window.    

Bedroom Two  12’7 x 11’ (3.84m x 3.35m)
A double bedroom with north-east facing window overlooking the garden.  Radiator.  Built-in wardrobes with hanging rails, shelving and automated lighting. 

Bathroom
Comprising roll top bath, shower unit, hand wash basin and WC.  North-east facing window overlooking the garden.  Towel radiator.  Hand planed floorboards.

Bedroom Three  12’11 x 8’ (3.94m x 2.44m)
A dual aspect double bedroom with north-east and south-west facing windows.  Radiator.  Wall light points.  Wardrobe with hanging rail and shelf above. 
  
Outside
The property is approached from Mount Pleasant via remote controlled double timber gates which provide access to an extensive shingle parking area with ample off road parking.  Adjacent to this is a store and range of PV panels that also have battery storage and provide an income.   Also adjacent to the parking area is a workshop/store measuring 24’ x 9’8.  This is of brick and timber construction under a tiled roof and has the original brick flooring.  The main gardens lie to the north-east and south-east of the house.  During the vendor’s tenure, they have completely re-landscaped the garden which included adding 18 trees and over 100 hedge plants.  This has provided an abundance of privacy to the property.  Adjoining the house itself is a patio leading to lawn with mature borders.  The trees include a Fig, Olive, Cob Nut, Coxes Orange Pippin, Plum and Crab Apple.  There is also a mature Oak.  Within the gardens are two fountains.   There is an armoured cable around the garden for lighting.     

Viewing
Strictly by appointment with the agent.  

Services 
Mains water and drainage.  Mains electricity. Mains gas with gas fired central heating.  Air source heat pump for swimming pool.

EPC
Rating = C (Copy available from the agents via email) 

Council Tax
Band E; £2,050.27 payable per annum 2023/2024

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.  October 2023