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"Positioned on the outskirts of the Dedham vale AONB and set in undulating gardens and grounds, is this fine country home with cottage.

Positioned just outside the charming village of Layham, located only two miles from the market town of Hadleigh, Layham Lodge, which has been in the same ownership for over 60 years, is nestled within undulating countryside, whilst being well placed for amenities and communication links. This fine family home offers a wealth of period features throughout such as cornicing, sash windows and high ceilings and offers potential for updating.

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 is the dining room and drawing room, 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 and accesses the first floor. The country style kitchen breakfast room is fitted with wooden cabinetry as well as an AGA. Beside the kitchen is a pantry and a utility room. A rear hallway provides access to both the font garden as well as to the boiler house, a coal bunker, the wine cellar and a cloakroom.

On the first floor are five generous double bedrooms, all of which offer 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 offering further scope subject to the necessary consents.

THE COTTAGE

Sited away from the main house, Layham Cottage offers potential for use as a holiday let or additional guest accommodation. The ground floor comprises kitchen, living room, dining room and family bathroom, whilst on the first floor are two bedrooms. Attached to the cottage are a number of stables, with hay loft above, offering potential for conversion subject to planning.

OUTSIDE

Hidden within its stunning and tranquil grounds, Layham Lodge is approached via a quiet country lane. Brick and iron gates lead to the property with a long driveway which sweeps both in front and behind the home. The gardens surrounding the property are laid mainly to lawn and these are charmingly designed, providing 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 are ideal for equestrian pursuits. There is a swimming pool with paved terrace, together with a range of outbuildings including a barn with stabling, tack room, as well as a potting shed, garaging stores and games room.

LOCATION

Layham Lodge is situated within rolling countryside two miles to the east of the historic market town of Hadleigh, which boats 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 in both the private and state and there are bus routes for the renowned Orwell Park, Old Buckenham Hall and Woodbridge Schools. The historic town of Colchester and Suffolk s county town of Ipswich are both within easy reach providing further extensive shopping, sporting and commercial facilities.

The nearby Orwell and Stour estuaries provide facilities for the sailing enthusiast and there are a number of golf course within easy reach.

The main A12 provides a link to the A14, the M25 and the country s main road network. Main line rail services run from Ipswich, Colchester and Manningtree providing a direct link to London s Liverpool Street Station.

DISTANCES

Layham 0.8 miles
Hadleigh 2.1 miles
Manningtree 10.5 miles London Liverpool Street Station 50 mins approx.
Ipswich 13 miles
Colchester 14 miles

DIRECTIONS IP7 5RW
From the centre of Hadleigh turn into Duke Street Boots Pharmacy on the corner signposted Lower Layham. After about 300 metres you will cross the river and after a further 400 metres and a series of bends, turn right where there is a sign reading Marst Agri . Continue on this minor road for a mile and at the grass triangle turn right. Layham Lodge will be found about 400 metres on the left hand side.

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PROPERTY INFORMATION

Services Mains electricity, oil fired central heating. Water is pumped from a spring.

It is understood that the private drainage at this property may not comply with relevant regulations.

Solar panels provide heat for the swimming pool.

Mains water to the cottage and stables.

Council Tax Band H

Tenure Freehold and vacant possession upon completion

EPC F

Broadband Ofcom reports standard and ultrafast broadband is available at the property.

Fixtures & Fittings Items regarded as fixtures and fittings, including carpets and curtains, are initially excluded from the sale, although certain items may be available by separate negotiation.

Viewings By appointment with Jackson Stops.

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