DESCRIPTION Sans Souci is an imposing period house, traditional in its layout, with large rooms and high ceilings. Well positioned within its plot that extends to approximately one acre (sts). Currently the vendors run a successful bed and breakfast, but are not selling as a commercial venture. The property has vast accommodation including a separate self-contained annexe. Although Sans Souci would make a lovely family home, there are many possibilities to further develop, subject to discussions with East Suffolk council and gaining relevant planning permissions and consent. Please note that no approach to East Suffolk has been made by the agents or the vendors. Outside the property is approached via a large gravel driveway providing ample off-road parking for several vehicles. This also gives access to the courtyard and garage immediately behind the property and further access to large established gardens to the rear with large tin shed/store and large greenhouse. To the opposite side of the property there is a walled garden that services the annexe, with separate access and timber shed. Additional pedestrian access to the front currently blocked.
LOCATION Often referred to as "The Garden of Suffolk" the pretty village of Yoxford lies just off the A12 Great Yarmouth to London Road and was in the 19th Century a coaching post on the London turnpike. Today Yoxford is a much sought after and well served typically Suffolk village centring around its fine parish church of St Peters with its grand tower and spire. Yoxford is also home to the annual arts festival held in August each year and which features musicians, actors, poets and artists with many workshops, master classes and exhibitions being held in the village. The village has the old established Horner’s grocers, public houses, antique and book shops and is well served by public transport. The nearby railway halt at Darsham lying on the East Suffolk line gives regular services to Ipswich and London Liverpool Street.
DIRECTIONS From Saxmundham heading north bound on the A12, enter the village of Yoxford following the road round to the right and Sans Souci can be identified by a Flick & Son for sale board on the right hand side.
FRONT DOOR TO:
ENTRANCE HALL Stairs to first floor landing and doors off to:
DINING ROOM 14′ 8" x 14′ 1" plus 7′ 11" x 3′ 4" (4.48m x 4.30m + 2.40m x 1.02m) Exposed floorboards. French style doors to east facing garden. Open grated fireplace.
DRAWING ROOM 18′ 9" x 16′ 4" (5.73m x 4.98m) French style doors to west facing garden. Multi-fuel stove.
KITCHEN 15′ 2" x 7′ 5" (4.63m x 2.27m) Range of fitted wall and base units. Space for gas range cooker. Twin basin. Ceramic tiled floor. Space for appliances.
BUILT-IN PANTRY 9′ 8" x 3′ 10" (2.95m x 1.19m) Shelved.
OFFICE 6′ 2" x 4′ 3" (1.90m x 1.31m)
UTILITY ROOM 12′ 10" x 6′ 9" (3.93m x 2.07m)
INTEGRATED GARAGE 19′ 2" x 14′ 4" plus additional recess 12′ 7" x 5′ 3" (5.86m x 4.38m + 3.84m x1.61m)
GALLERIED LANDING Doors off to:
BEDROOM 16′ 3" x 13′ 6" (4.96m x 4.13m) A dual aspect room. Walk-in eaves storage with light.
EN-SUITE SHOWER Close coupled W.C. Basin.
BEDROOM 14′ 1" x 11′ 3" plus recess for wardrobe (4.30m x 3.43m) Another double aspect room.
EN-SUITE WET ROOM Close coupled W.C. Basin. Walk-in drencher shower. Chrome heated towel rail.
INNER LANDING Cleaning cupboard.
BATHROOM Jacuzzi bath. Close coupled W.C. Twin basins with storage under. Built-in corner shower cubicle with mains fed shower. Tiled walls.
BEDROOM 11′ 11" x 11′ 9" (3.64m x 3.60m) An "L" shaped room measured to extremities.
EN-SUITE SHOWER Built-in corner shower. W.C. Basin.
BEDROOM 12′ 9" x 11′ 10" (3.91m x 3.63m) A dual aspect room.
EN-SUITE SHOWER Close coupled W.C. Built-in shower cubicle. Basin.
ATTIC BEDROOM 1 12′ 5" x 10′ 7" into eaves 6′ 5" (sc) at 1.5m head height (3.79m x 3.25m 1.97m) Leading through to:
ATTIC BEDROOM 2 18′ 9" x 10′ 2" into eaves 5′ 10" (sc) at 1.5m head height (5.73m x 3.10m 1.79m) This room has a W.C.
ATTIC BEDROOM 3 35′ 9" x 6′ 5" into eaves 4′ 7" (sc) at 1.5m head height (10.92m x 1.97m 1.41m)
SEPARATE TWO BEDROOM ANNEXE Side door to:
ENTRANCE HALL Stairs to first floor landing. Built-in double cupboard. Door to:
SITTING ROOM 16′ 4" x 11′ 7" (5.00m x 3.54m) French style doors to garden. Gas fire. Built-in cupboard with shelves. Door to:
KITCHEN/BREAKFAST ROOM 12′ 7" x 8′ 10" (3.85m x 2.71m) Matching range of fitted wall and base units. Stainless steel single drainer sink unit. Four ring gas hob with high level oven to the side. Space for appliances. Recessed lighting. Door to garden.
DOWNSTAIRS CLOAKROOM W.C. Wall mounted Baxi boiler. Basin with cupboard under.
STAIRS TO FIRST FLOOR LANDING
BEDROOM 1 16′ 4" x 10′ 4" plus recess (5.00m x 3.15m) Access to loft.
BEDROOM 2 14′ 11" x 8′ 11" (4.56m x 2.73m) Two built-in wardrobes.
FAMILY SHOWER ROOM Large basin with cupboard under. Double shower tray with mains fed shower. Close coupled W.C.
SERVICES Mains water, electricity, gas and drainage are available. None of the services, the heating installation, plumbing, electrical systems nor appliances (if any) have been tested by the Selling Agents.
AGENTS NOTE (sc) Denotes sloping ceiling. Measurements taken from 1.5m above floor level in accordance with RICS guidelines.
OUTGOINGS Council Tax currently Band "G". Further details can be obtained from the Suffolk Coastal District Council, East Suffolk House, Station Road, Melton, Woodbridge, Suffolk. IP12 1RT Tel: (01394) 383789.
VIEWINGS Please contact Flick & Son, Ashford House, High Street, Saxmundham, IP17 1AB for an appointment to view. Email: email@example.com Tel: 01728 633777 Ref: 18577/LVB.
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.