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" A stunning period three bedroom cottage with former smithy set in the highly sought after village of Westleton

THE PROPERTY
Royal Oak is a stunning period property dating back to approximately the 1600s in part with some modern extensions. The property a former public house and smithy is situated in a highly sought after area of the village over looking the beautiful green.

On entering the property you step back in time to find yourself surrounded by a wealth of timbers, comprising beautiful beams, studwork, Suffolk brick floors and walls and a superb Inglenook fireplace, in this fabulous sitting room. Off the sitting room there is also a study area and an inner hall leading to the dining room with stairs to the first floor, door to the utility room which is a 1970s extension and door to through to the old smithy.

The dining room is a lovely room with Suffolk brick flooring, wood burner, original bread oven with window to the front. Also off the inner hall are stairs
down to a good sized cellar where you will find the Fischer hot water system, electric meters and space for fridge freezer.


Stairs lead up from the dining room into the kitchen which comprises a handmade kitchen with high and low level units, built in eye level electric oven, island with electric hob, butler sink with mixer tap over, window overlooking the rear garden. Inglenook with built in dresser, door to cupboard, door and steps to the 1970s extension leading to the ground floor bathroom, separate toilet and door to the garden. An original set of stairs lead from the kitchen to a lovely large bedroom with window to the front and cupboard door into the eaves, offering good storage.

The handmade staircase from the living room takes you to the first floor, where you will find two lovely light double bedrooms and shower room with shower cubicle, bidet, close coupled WC and vanity wash basin.

The old smithy garage is a superb asset to the property offering a number of options for conversion extending subject to planning. There are two small storage rooms off the main room of the smithy.

Outside

To the front of the property is a lovely mature garden enclosed by a low brick wall. Parking for several cars.
The rear garden is fabulous, fully enclosed mature garden which is mainly laid to lawn, interspersed with bushes, small trees, brick paths, brick shed and brick patio area with gate access to the side.

Services
Mains water, electricity and drainage are connected. Central heating via electric radiators which have individ. Broadband & Mobile coverage according to Ofcom Standard 19mbps download 1mbps upload Superfast available 80mpbs download 20mpbs upload. Mobile coverage is not good in the area although O2 looks ok for calls but not data.ual thermostats and Fischer hot water system.

Local Authority
East Suffolk District Council Council Tax Band F
EPC Rating G

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