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"PROPERTY DESCRIPTION: A charming three-bedroom

(one en-suite) Grade II listed period cottage, centrally located within the much sought-after South Suffolk village of Assington. Offering an accommodation schedule of approximately 1,275 sq ft arranged via three distinctive ground-floor reception spaces, the property offers a wealth of individual period features including exposed timberwork, brick fireplace with inset wood burning stove, doors complete with Suffolk latches all set behind an attractive Victorian brick exterior. The property has undergone a comprehensive programme of improvement and enhancement over recent years with contemporary improvements including an open plan, granite topped cottage style kitchendining room, ground-floor bathroom suite replaced in 2021, UPVC double glazed windows and separate utility room. Further benefits to the property include off-street parking for approximately two vehicles and established cottage garden with timber framed external store to rear abutting open farmland with woodland distant.  

Panelled door with obscured glass screen opening to: 

ENTRANCE HALL: 6‘ 7" x 3‘ 11" (2.02m x 1.21m) With mosaic patterned tiled flooring, opening to: 

SITTING ROOM: 13‘ 3" x 13‘ 2" (4.04m x 4.02m) Afforded a wealth of individual charm, character and period features throughout with an array of exposed timbers and studwork, substantial crossbeam, casement window to front and brick fireplace with stone hearth and inset wood burning stove with mantle over. Staircase off and pocket door opening to: 

KITCHENDINING ROOM: 17‘ 8" x 16‘ 6" (5.39m x 5.04m) A well-presented, open plan kitchendining room fitted with a matching range of bespoke, solid wood base and wall units comprising foldout corner units, soft-close cutlery drawers, shelving units and part glass fronted wall units. Granite preparation surfaces with upstands above and casement window to rear. A double ceramic butler sink with mixer tap over, four-door Leisure oven with five-ring hob over, extraction above and further fitted appliances including a fridge, freezer and dishwasher. Oak flooring, exposed timbers, dining area to side and French doors opening to rear terrace and gardens beyond. 

INNER HALL: 8‘ 9" x 2‘ 8" (2.69m x 0.83m)  

UTILITY ROOM: 9‘ 1" x 4‘ 9" (2.78m x 1.47m) With wood-effect L-shaped preparation surface, range of matching wall units and space and plumbing for washing machine, dryer and additional fridgefreezer if so required. 

FAMILY BATHROOM: 8‘ 2" x 5‘ 9" (2.49m x 1.76m) Fitted with ceramic WC, wash handbasin within a wooden fronted base unit, bath with jacuzzi system and tiling above. Wall-mounted heated towel rail, radiator and casement windows to rear. 

SNUGBEDROOM 4: 10‘ 2" x 9‘ 1" (3.11m x 2.78m) With window to front, fitted shelving and useful recessed corner storage shelving. Single electric heater. 

First-floor  

LANDING: Door to store housing water cylinder. Exposed timbers and door with Suffolk latch with step up to: 

BEDROOM 1: 12‘ 2" x 8‘ 10" (3.73m x 2.71m) With casement window to front, door with Suffolk latch opening to: 

EN-SUITE SHOWER ROOM: 8‘ 8" x 6‘ 9" (2.65m x 2.08m) Fitted with ceramic WC, wash handbasin with tiling, base level unit and wall-mounted heated towel rail and radiator. Casement window to rear affording views over gardens with farmland and woodland beyond. 

BEDROOM 2: 13‘ 3" x 7‘ 3" (4.05m x 2.21m) With window to front, exposed timber and stripped wooden flooring. 

BEDROOM 3: 10‘ 2" x 9‘ 3" (3.10m x 2.82m) With window to rear, exposed timberwork and stripped wooden flooring.  

Outside The property is understood to be the largest of a row of Grade II listed cottages centrally positioned within this highly regarded village. Situated within walking distance of the Shoulder of Mutton public house, Assington farm shop complex and also located on a bus route with a shingled area of off-street parking to front providing space for two vehicles.

The gardens are arranged via a stone paved terrace with shingle to side and single expanse of lawn with range of both perennial and evergreen planting, redbrick wall and narrowing to a single width strip with mid-height border fencing. Continuing away from the property on a gently rising gradient, a timber framed external store is set at the rear of the garden with views distant across open farmland and woodland beyond.  

AGENTS NOTES: The property benefits from a right of way over land within the curtilage of a neighbouring property. Please contact David Burr Leavenheath for further details. 

SERVICES: Mains water and electricity are connected. Private drainage. Oil-fired heating. NOTE: None of these services have been tested by the agent. "