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" HAMILTON SMITH are pleased to offer a charming THREE BEDROOM semi detached cottage situated in Pettistree just north of Woodbridge. Surrounded by countryside and approached via a private road in a tucked away position, this well presented cottage has period features, 3 double bedrooms, 11'4 x 11'5 workshop with power, southerly facing rear gardens and off road parking for several cars.

SITUATION: Pettistree is a small rural village and a civil parish in the Suffolk Coastal District and is set in around 1,800 acres of farmland. The village has many footpaths and country lanes surrounding it. The larger village of Wickham Market is just 1 mile away to the north and Woodbridge is just 1 mile to the south. Pettistree has a Pub and a Children's Play Area. There is a Primary School situated in Wickham Market and highly regarded Thomas Mills High School situated in Framlingham. With front door leading to.... ENTRANCE HALL: With stained glass windows and exposed floorboards. Door to... LOUNGE: 6.0 x 4.86 (19'8' x 15'11') With French double doors to rear aspect with views over the garden, exposed brick chimney breast with bressumer beam and a multi fuel burner, stairs to first floor, exposed beams, exposed floor boards and radiator. KITCHEN/BREAKFAST ROOM: 4.28 x 2.7 (14'0' x 8'10') With double glazed window to rear and front aspects, fitted with a range of wall and base level units with drawers and work surface over, inset ceramic sink and drainer, space for free standing electric oven, space and plumbing for dishwasher and tiled floor. Door to... UTILITY: 3.19 x 2.68 (10'5' x 8'9') With oak stable door to outside ( current vendors use as the entrance ), built in cupboard, oil boiler, exposed beams, tiled floor, butler sink, worktop, space and plumbing for automatic washing machine and door to kitchen. FIRST FLOOR LANDING: With built in cupboard, loft access and doors leading to... BEDROOM 1: 4.83 x 2.81 (15'10' x 9'2') With double glazed windows to front, side and rear aspects and radiator. BEDROOM 2: 3.6 x 2.67 (11'9' x 8'9') With double glazed window to side aspect, skylight and radiator. BEDROOM 3: 3.03 x 2.95 (9'11' x 9'8') With double glazed window to side aspect, ornamental fireplace and radiator. BATHROOM: 2.76 x 2.67 (9'0' x 8'9') With double glazed window to side aspect, with suite comprising bath with mixer tap attachment over, W.C, wash hand basin set in a pine dresser, built in storage cupboards in eaves and radiator. OUTSIDE: A five bar gate gives access to the front garden which is laid to shingle providing off road parking for several vehicles and path to front door. There is a covered Well and access to the rear garden to one side and access to the side entrance of the property.

To the side there is a WORKSHOP: 3.46m x 3.48m With power and light connected.

The garden to the rear of the property is southerly facing, mainly laid to lawn with a shingle patio area and is enclosed by fencing. DIRECTIONS: Please see map on brochure. The property can found to the left of the grain store. USEFUL INFORMATION: The vendors have informed us they have seen deer and other wildlife from the property. The council tax band is B and the property has agriculture water rates ( lower than usual ). Septic tank, oil and mains electrics. IPSWICH OFFICE: 7 Great Colman Street, Ipswich, IP4 2AA TO VIEW PLEASE CALL 01473 253366 or email ipswich@hamilton-smith.com "