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"Positioned just outside the charming village of Layham, located only two miles from the market town of Hadleigh, Layham Lodge is nestled within undulating countryside whilst being well placed for amenities and communications links.

This fine family home offers a wealth of period features throughout such as cornicing, sash windows and high ceilings, though it surprisingly not listed. Of particular note, the property has been within the same ownership for over 60 years and has been a much loved home but now offers potential for updating and would make a very fine home for the next generation.

The ground floor accommodation is accessed through a welcoming porch which leads into an impressive reception hall. To the rear of the property is a dual aspect study, a spacious sitting room with beautiful full height sash windows offering an abundance of natural light, with a further study or snug adjacent. Whilst to the front aspect are two further formal rooms, the dining room and drawing room; together creating an ideal setting for family entertaining with fireplaces and enjoying beautiful views over the gardens. All the reception rooms flow around a central inner hall which acts as a further reception room itself, offering additional space in which to entertain or relax as well as access to the first floor.

The country style kitchen breakfast room is fitted with wooden cabinetry as well as an Aga stove. Beside the kitchen is a pantry and a utility room, providing plenty of space for storage. A rear hallway provides access to both the front garden as well as to the boiler house, a coal bunker, the wine cellar and a cloakroom.

On the first floor there are five generous double bedrooms, all of which offering superb views over the gardens and beyond. The principal bedroom has an en suite bathroom, with two further family bathrooms completing the upstairs accommodation. There is also an attic space which could offer further scope subject to the necessary consents.

The Cottage
Found towards the front of the plot, and sitting away from the main house nestled within trees, Layham Cottage offers a great deal of potential for use as a holiday let, or additional guest accommodation. Comprising a fitted kitchen, living room, dining room and a family bathroom to the ground floor, whilst to the first floor are two bedrooms. Attached to the cottage are a number of stables with hay loft above. Subject to the necessary consents, they also offer potential for increasing the footprint or converting to additional guest accommodation.


General
Local Authority Babergh District Council
Services Mains electricity. Oil fired central heating. Solar panels provide heat for the pool. Mains water to the Cottage and Stables. The house is pumped from a spring. We understand that the private drainage at this property may not comply with the relevant regulations. Further information is being sought.
Council Tax Band H
Tenure Freehold

Hidden within its stunning and tranquil grounds, Layham Lodge is approached via a quiet country lane. Brick and iron gates announce arrival to the property with a long driveway raising up to the house, which sweeps both in front and behind of the property, providing ample space for parking.

The gardens immediately surrounding the property are primarily laid to lawn, and provide a splendid surrounding to the house as well as ample room to play. Charmingly designed, the gardens provide a variety of mature and specimen trees as well as a selection of perennial plants creating wonderful seclusion. The remainder of the 16 acres lie south of the house and provide substantial space ideal for equestrian pursuits, or an abundance of privacy and seclusion.

Set slightly away from the house is a heated swimming pool surrounded with a paved terrace, making an ideal setting for al fresco dining or entertaining. In addition are a range of further outbuildings including a barn with stabling and tack room, a potting shed, garaging, stores, and games room.

In all 16 acres.

Layham Lodge is situated within rolling countryside 2 miles to the east of the historic market town of Hadleigh which boasts a fine array of impressive timber houses, reflecting the town s historical importance as a centre for the woollen and cloth trade. The town provides an extensive range of shopping facilities and useful amenities.

There are a number of excellent schools in the area, private, state and grammar. And bus routes for the renowned Orwell Park, Old Buckenham Hall and Woodbridge School.

The historic town of Colchester and Suffolk s country town of Ipswich are both within easy reach and provide further extensive shopping facilities along with a wide range of sporting opportunities, and highly regarded schools in both the private and public sectors.

The main A12 provides a link with the A14, the M25 and the country s motorway network. Main line rail services are available from Ipswich, Colchester, and Manningtree; with the latter being a popular preference as it tends to be less busy and with better parking facilities.

Sailing is available on the Orwell and Stour estuaries and the East Coast, and there are a number of local golf courses including those at Hintlesham Hall, Stoke by Nayland and Brett Vale. The property is also well served for those wanting walking or access to the Dedham Vale AONB or Brett Valley.

Layham 0.8 miles, Hadleigh 2.1 miles, Manningtree 10.5 miles London Liverpool Street approx 50 mins , Ipswich 13.1 miles, Colchester 14.2 miles"