Langham Road, Blaxhall, Woodbridge, Suffolk, IP12 2EF

A delightful character cottage offered for sale with no onward chain, with a one bedroom detached annexe, oak framed cart lodge, separate home office and art studio, peacefully nestled in the tranquil village of Blaxhall and surrounded by stunning field views. The property has been sensitively renovated over the recent years, retaining the original features and beautifully blending the modern day with a charming, rustic character.

Holly Tree Cottage dates back to the 1750’s with later Victorian extensions and, once a thatched
property, now benefits from a contemporary touch throughout with planning permission granted for a single storey extension. The current owners have transformed the cottage into a captivating and attractive home which offers versatile accommodation, both inside and out.

A stable door opens into an entrance hallway which provides excellent space for coats and boots.
To the left is the recently updated ground floor shower room which also benefits from a built-in utility cupboard which accommodates both a washing machine and tumble dryer.
Traditional Suffolk brick flooring flows throughout the ground floor where there is a kitchen/dining room which enjoys a dual aspect to the side and rear of the property, drawing in the garden and field views. There are a number of locally made, bespoke fitted kitchen cabinets with solid oak worktops, a ceramic butler sink, integrated fridge and a contemporary range cooker.

The sitting room is located to the front of the property, which has stairs leading to the first floor and an impressive feature fireplace with brick surround and contemporary wood burner. There is an adjacent room which is used as a handy storage space by the sellers.

Oak flooring flows throughout the entire first floor accommodation which comprises of two double bedrooms and a bathroom. The main bedroom has a vaulted ceiling and a bespoke fitted wardrobe with a view over farmland to the front aspect. The second bedroom has a window
overlooking the garden to the side aspect and three skylight windows, an original fireplace and fitted wardrobe and cupboard. The galleried landing has a vaulted ceiling with exposed beams and a window with a view to the garden.

Planning permission has been granted to extend the rear of the property to form an open plan kitchen/dining/living space.

Outside
The property is approached through a five-bar gate onto a gravel driveway where there is parking and a double cart lodge. A lush garden dotted with a variety of mature trees, plants and shrubs leads to the property and offers generous views to the beautiful surrounding countryside. A pedestrian gate leads directly from the quiet lane to the front door via a brick path.

Over the double cart lodge is a home office which is insulated, heated and fully fitted with electricity and super-fast broadband, creating a perfect working from home space with views to the fields beyond. To the rear of the cart lodge is a purpose-built workshop and to the side is a dedicated garden store/potting shed, both also supplied with electricity. A path leads through the garden to a covered area with space for outdoor furniture, a BBQ / fire pit which offers a sheltered and secluded space to sit and enjoy the garden. Beyond, the garden transforms into a wild flower meadow where a bespoke made shepherd’s hut, entirely constructed from reclaimed materials, occupies an elevated and peaceful position. The hut benefits from a small, cosy wood burning stove and has a fitted sofa which converts easily into a double bed providing additional accommodation. It is available for separate negotiation.

Finally, the outside space is completed by a one bedroom detached annexe with adjacent art studio with south facing views over the wildflower meadow. The annexe is a stunning open plan space with kitchenette/dining area, living area, bedroom and shower room and benefits from it’s own super-fast broadband. Both the kitchenette, wardrobe and storage cupboards are bespoke made. The adjacent art studio is also heated, fully insulated and supplied with electricity. A veranda runs the width of the annexe providing a sheltered outdoor seating area and there is a second five bar gate and gravel driveway for parking.
A small boiler room behind the annexe houses the utilities for these spaces. The main cottage is run via oil central heating with a private water and drainage system.

Important Information

Council Tax Band – C
Services – We understand that the property is connected to mains electricity. There is a private drainage and water system, and oil-fired central heating.
Tenure – Freehold
EPC rating – E
Our ref – JED