DESCRIPTION Standing close to the centre of this much sought-after village, this very attractive detached period home, which has Victorian origins but was considerably extended and comprehensively updated about 10 years ago, lies a within a few paces of the village green, the village store, parish church and two pubs/restaurants.
Phoenix Cottage boasts well-proportioned rooms having a spacious Living and Dining Room with an excellent Kitchen/Breakfast room which opens into an airy glazed Victorian style conservatory which overlooks the rear garden. The property has the added advantages of oil fired central heating and double glazing.
The Dining Room and downstairs Shower room give potential for a ground floor bedroom suite whilst on the first floor are four bedrooms and three further bath/shower rooms. Outside there are attractive gardens to the front and rear and the large Double Garage and its adjacent Workshop/Studio provide possibilities for conversion to a granny-annex (subject to planning).
DIRECTIONS From Yoxford, heading north on the A12, take the second right hand turn after the Kings Head Inn signposted to Westleton. On entering the village turn left at the T-Junction, with the garage on your left, and then bear left at the Community Hall which stands opposite The Crown Inn. At the next T-Junction turn left onto Darsham Road whereupon the property will be found on your left hand side after a short distance
LOCATION The ever popular village of Westleton lies within a short drive of the Suffolk Heritage Coastline at Dunwich and is easily accessible from the A12 road at Yoxford which lies approximately three miles to the west. The village has the added advantages of a motor repair garage, public house, the renowned Crown Inn and a village store catering for most everyday needs.
The market town of Saxmundham lies about six miles to the south and has a good range of shops in a traditional High Street setting, together with both Tesco and Waitrose supermarkets. The pretty town of Halesworth lies eight miles to the north west and offers a wide variety of shops in its pedestrian Throrughfare. Both Saxmundham and Halesworth lie on the East Suffolk railway line, the nearest station being at Darsham Halt about three miles to the west and which gives regular connections via Ipswich to London Liverpool Street.
For those with leisure interests in mind the Suffolk Heritage Coastline is less than 10 minutes drive away and the nearby Dunwich forest and heathland offers some most rewarding country walks. The internationally renowned RSPB Minsmere reserve lies about two miles distant and for music lovers the Snape Maltings Concert Hall lies just south of Saxmundham.
SITTING/DINING ROOM 29′ 11" x 12′ 0" (9.13m x 3.66m)
STUDY 9′ 10" x 5′ 6" (3.0m x 1.68m)
KITCHEN/BREAKFAST ROOM 22′ 2" x 13′ 5" (6.78m x 4.11m)
DINING ROOM/BEDROOM 5 15′ 2" x 11′ 11" (4.63m x 3.64m)
MASTER BEDROOM 13′ 5" x 10′ 8" (4.1m x 3.26m)
ENSUITE SHOWER ROOM
GUEST BEDROOM 16′ 11" avge x 12′ 0" (5.18m x 3.68m)
BEDROOM 3 11′ 9" x 8′ 5" (3.60m x 2.57m)
BEDROOM 4 10′ 2" x 7′ 9" (3.11m x 2.38m)
OUTSIDE To the front of the cottage is an attractive brick and shingle parterre style garden whilst the rear garden is laid mainly to lawn with shrub borders. A shingle driveway, which leads off Clematis Close, gives access to a good parking area and the DOUBLE GARAGE 20′ 3" x 19′ 8" (6.18`m x 6.0m) with adjacent WORKSHOP/STUDIO 13′ 7" x 12′ 4" (4.16m x 3.78m) which seems eminently suitable for conversion to further annex accommodation or a home office (subject to obtaining any necessary permissions).
SERVICES Mains water and drainages available. None of the services, the heating installation, plumbing, electrical systems nor appliances (if any) have been tested by the Selling Agents.
OUTGOINGS Council Tax currently Band %councilTaxBand%. Further details can be obtained from the Suffolk Coastal District Council, East Suffolk House, Station Road, Melton, Woodbridge, Suffolk. IP12 1RT Tel: (01394) 383789.
VIEWING Please contact Flick & Son, Ashford House, High Street, Saxmundham, IP17 1AB for an appointment to view. Email: email@example.com Tel: 01728 633777. Ref: CBS/18539.
FIXTURES & FITTINGS No fixtures, fittings, furnishings or effects save those that are specifically mentioned in these particulars are included in the sale and any item not so noted is expressly excluded. It should not be assumed that any contents, furnishings or furniture shown in the photographs (if any) are included in the sale. These particulars do not constitute any part of any offer or contract. They are issued in good faith but do not constitute representations of fact and should be independently checked by or on behalf of prospective purchasers or tenants and are furnished on the express understanding that neither the agents nor the vendor are or will become liable in respect of their contents. The vendor does not hereby make or give nor do Messrs Flick & Son nor does any Director or employee of Messrs Flick & Son have any authority to make or give any representation or warranty whatsoever, as regards the property or otherwise.
AGENTS NOTE The property is currently tenanted but vacant possession will be available on 1st December 2017. The internal photographs were taken in December 2016 at the commencement of the existing tenancy.
LETTING POTENTIAL This property has been successfully let for a number of years. The potential rental income currently lies in he region of £1500 per calendar month.