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INTRODUCTION Rarely available to the open market this extensive six double bedroom family home situated overlooking 7 acres of extensive wild flower meadows, formal gardens and paddocks stretching to the valley floor and church beyond.  Internally the layout is ideally suited to family living with a great deal of open plan living space along with more a private drawing room and formal dining room. Southfield is designed to make the very best of its stunning position and achieves this to great effect throughout.

INFORMATION originally completed in 1989 and latterly extended in 2007/8 to create the property as it stands today, of brick and block construction with rendered elevations under a tiled roof. A good level of loft and cavity insulation is present throughout. The property benefits from double glazed windows throughout with hardwood doors. Wiring is to modern specification throughout. Heating is supplied via an oil-fired boiler to radiators throughout and hot water via a pressurised system and water softener. There are ample sockets throughout, along with BT points. Broadband internet is available. 

WASHBROOK AND COPDOCK is a conveniently located village 4 miles from Ipswich and with easy access to the A12 and A14.  London Liverpool Street is approximately 1 hour by train with stations at Ipswich and Manningtree approximately 10 to 15 minutes drive from the house.  The village has a small highly regarded primary school and falls in the catchment for East Bergholt High School.  A good range of independent schools are found close to the house.  The village has a community pub and garage. 

SERVICES   Mains water and electricity are connected to the property  Septic tank drainage.
Babergh District Council 01473 822801  Council Tax    G  EPC  D
Please note:  As vendor’s agents we are unable to give any guarantee as to the condition of any appliance included (where mentioned) in the property.  The photographs are provided to show the internal and external appearance of the building and in no way should a buyer assume that any contents are to be included either inside or out.

BEDROOM ONE SUITE 18'5 x 15'0 main bedroom area with vaulted ceiling, exposed feature beams and views out through the full height windows and double doors over the garden and valley to the South, window to side (E). Doors to the wrap around BALCONY 25'5 x 5'7 + 10'6 x 9'1 return L shape, stainless steel rail and uprights with glazed panels to three sides, inset wood boarded flooring, lighting and stunning views over the land and to Washbrook Church beyond.

Steps down to the first DRESSING ROOM 7'7 x 7'5 built in wardrobes to side and space for dressing table to the opposing side. Door through to the: En-Suite 7'9 x 5'5 opaque window to side (W),  well  appointed with fully tiled walls and floor, inset bath with shower over, w/c, vanity unit to side with round wash basin and mixer tap, heated towel rail to side, extractor fan.

Steps down from the main bedroom to the second DRESSING ROOM 7'4 x 6'8 built in wardrobes to side, door to the: LANDING 43'5 x 7'4 windows to the front (N), this spacious landing affords access to all bedrooms, airing and storage cupboard to side and eves storage. Bringing together the first floor.

BEDROOM TWO 12'5 x 12'7 window with far reaching views to the rear (S), built in wardrobes to side with ample hanging, shelving and storage space. Storage cupboards to the rear. En-Suite 10'7 x 4'7 Velux style window to the rear, tiled floor and walls to ceiling height. Panel bath with shower over, base vanity units to two sides, inset w/c and wash basin. Heated towel rail and extractor fan.

BEDROOM THREE 15'1 x 11'2 sash window to the front (N), ample space for wardrobes to the side. En-Suite 7'9 x 4'5 double shower to far end tiled to three sides with glazed doors, tiled floor and walls to ceiling height, base unit to side with inset w/c and circular wash basin, heated towel rail and extractor fan.

BEDROOM FOUR 11'9 x 9'7 window to the (S) with excellent views over the garden. Built in wardrobes and storage units to both sides.

FAMILY BATH AND SHOWER ROOM 12'9 x 10'5 opaque window to front (N), tiled floor and walls to ceiling height. Freestanding double ended roll top bath to the centre of the room with freestanding mixer taps, large corner shower cubicle, base units to two sides with ample storage and inset his and hers wash basins, w/c, bidet, heated towel rail and extractor fan. This very well appointed bathroom exemplifies the feeling of space within the house

BEDROOM FIVE 14'6 x 9'84 window to the rear (S), extensive built in wardrobes to the side and storage cupboard, built in corner desk.

BEDROOM SIX 10'8 x 9'7 window to the front (N),  built in wardrobes and dressing table to the rear.

THE GROUND FLOOR Entrance via a wood panel door from the front driveway to the:

OUTER HALL 9'38 x 7'63 window to the side, hardwood floor boards, extensive cloaks cupboard and door to the: CLOAKROOM 7'7 x 3'2 opaque window to side, tiled floor, w/c and wash basin, heated towel rail and extractor fan. Outer hall is open to the:

MAIN HALLWAY 13'9 x 9'7 windows to the front, hardwood floor boards, feature marble fireplace and stairs to the first floor. To the left the:

DRAWING ROOM 23'0 (into bay) x 14'7 bay window to front, two stain glass windows to side flanking the fireplace and half glazed folding doors to the rear garden room and Snug. Feature inglenook style brick fireplace with log burning stove and surround to side.

SNUG/PLAYROOM 13'9 x 9'73 glazed doors to the rear garden room and drawing room.

GARDEN ROOM 24'4 x 13'1 reducing to 7'21 fully glazed to three sides affording stunning views over the formal garden, tiled flooring, doors to the rear and side terraces.

From the main hall turning right the:

KITCHEN 37'3 x 16'4 this extensive centre of the family home is separated into two distinct parts. The KITCHEN with a tiled floor and wide range of wooden fronted wall and base units to all sides encompassing deep pan draws, corner cupboard, full height pull out larder cupboard and eye level storage. Integrated, dish washer, fridge, freezer and double eye level Neff oven. Central island unit with ample storage and breakfast bar, black granite work surface with inset Neff induction job and extractor extends to the base units where there is an inset stainless steel sink and channelled drainage areas. Window to rear garden.

The KITCHEN SITTING area, with hardwood flooring could equally be used as a dining area with views out from the double doors and windows to the side (W), feature fireplace with pale coloured log burner onto brick hearth. Doors to the rear terrace, dining room, utility room and day/ breakfast room.

UTILITY ROOM 12'1 x 8'1 window and hardwood strip panelled door to the front, tiled floor and range of base units to three sides under a light granite effect work surface with tiled splashbacks, providing ample storage along with space and plumbing for a washing machine. Worcester oil fired free standing boiler and flue, water softener and extractor fan.

DAY/BREAKFAST ROOM 15'2 x 12'7 (into bay) this bright and light room with bay window to the front and window to the side, is currently used as a breakfast room, hardwood flooring.

DINING ROOM 23'6 x 15'1 windows to the rear and side along with double doors to the rear decking and side terrace, hardwood floor boards. Focal point of the room being a brick built chimney breast with inset log burner and hood onto a brick hearth. The room is ideally set out for formal dining but alternatively could be enjoyed as a summer sitting room.

Door from the Dining Room to the: STUDY/GAMES ROOM 23'1 x 8'37 dual aspect windows to the front and rear.

OUTSIDE immediately from the rear of the house an area of sheltered TERRACE extends across the rear of the kitchen, past the garden room to the BBQ area, this south facing terrace enjoys a great deal of sunshine and provides an ideal outdoor dining space close to the main house. Further area of wooden decking extends from the rear of the dining room and enjoys views over the fields beyond. On the Western side an area of terrace extends from the rear around to the kitchen doors and steps up to the driveway, the terrace here enjoys late evening sunshine.

The extremely well presented FORMAL GARDENS extend South from the rear of the property with lawns gently sloping away. The beds and borders are well stocked with mature shrubs and a range of flowering plants from lavender to hydrangea, wisteria, climbing rose and numerous mature bushes. The two focal points of this formal area are the brick pillared pagoda covered with mature climbing vines and roses, framing the rear of the house. Along with the established pond and water feature, itself interspersed with lilies and flowering plants.

Beyond the formal gardens gated from it and the fields, an area of lawned ORCHARD with mature Firs and Oaks extends further down the valley. Here a thatched circular timber frame summer house looks out over the fields. Secure tractor shed and Greenhouse.

The FIELDS are separated into two distinct areas and from the formal gardens by mature hedging with gated and archway access. The first field at the Northern end is planted to a wild flower meadow interspersed with well-cut pathways and overlooked by an area of raised terrace to the Eastern side. The focal point of this field is a very well stocked oval shaped deep pond some 50ft across with a jetty, abundance and variety of mature fish. Double five bar gated road access to Church Lane on the Western side.

The lower FIELD accessed either through a gate from the upper or a further gate to Church Lane is currently set to good quality grazing with secure fencing to all sides. Well cut pathway leads through this field and a gate, to the bottom field, roughly lawned and bounded on the Southern edge by a flowing brook, this field is overlooked by the village church to the South.

The FRONT garden is gated from the single track lane and bordered by mature leylandii hedging to the side. Area of sunken lawn with mature beds surrounding and to the side a further decorative pond and terrace are raised above the lawn. feature well cap and thatched pulley housing lead to gated side access to the rear formal garden. Ample light gravel parking extends to the front of the property and affords access to the two-bay cart lodge.

CART LODGE  17'7 x 16'5 two electric up and over roller doors to the front driveway, concrete screed floor, power, light and storage above the rafters. SHED 16'8 x 7'81 integrated to the side of the cart lodge with secure doors to both ends. Side passage for bin store.