Situated in an enviable rural location, this three bedroom detached period cottage sits in attractive gardens extending to approximately 0.60 acres with beautiful far reaching countryside views. The cottage has been extended over the years, with the older part still retaining many character features and benefits from off-road parking and an unmodernised brick outbuilding which would make an ideal studio (subject to the necessary planning). The property is not listed and is offered to the market with no onward chain.

The accommodation briefly comprises:-

• Sitting Room with feature brick fireplace
• Family/Dining room
• Kitchen
• Utility Room
• Bathroom
• First Floor landing/study area
• Three Double Bedrooms
• Dressing Room
• Mature gardens and grounds extending to approximately 0.60 acres (sts)
• Detached brick outbuilding
• Off-Road Parking
• Rural Views

The Property
The front door opens into the sitting room with beamed ceiling, brick fireplace (currently blocked off) and door opening to the staircase which leads to the first floor accommodation.

A small lobby off the sitting has door to the cloakroom with WC and wash basin and this leads through to the family/dining room which overlooks the rear garden. The kitchen also leads off the sitting room and has a worktop with built-in stainless steel sink and cupboards/drawer beneath, free standing oil fired boiler, original bread oven and door to bathroom comprising panelled bath with shower attachment, pedestal wash basin, WC and airing cupboard. The utility room has a door leading out to the rear garden.

A steep and narrow, winding staircase leads to the first floor landing/study area with steps up to the double aspect master bedroom and dressing room/potential en-suite. Two further bedrooms overlook the front aspect and both rooms are full of character and have the original floorboards intact.

Agents Note: The property has beamed ceilings with restricted head height and low doorways in certain parts of the property and the staircase is very steep and winding.


Outside
A timber five bar gate opens onto a shingled parking area to the right of which is the front garden, screened from the road by mixed hedging and planted with a number of trees, shrubs and spring bulbs. The rear garden is laid to lawn with a variety of mature trees and offers stunning views over open countryside. The unmodernised detached brick outbuilding is currently split into three sections with a mezzanine level. The total plot measures approximately 0.60 acres (sts).


Location
Holly Cottage is situated in a wonderful rural location on the edge of the picturesque village of Mendham in the heart of the Waveney Valley. The village itself has a thriving public house, primary school and church. The market town of Harleston is a short drive away and provides all schools, nurseries, shops, Post Office, Churches, doctor's surgery, dentist, restaurants and pubs. It is also within easy reach of the market towns of Beccles and Bungay which provide a fuller range of amenities. The Cathedral City of Norwich is about 40 mins drive to the North and has a mainline train link to London Liverpool Street. The unspoilt heritage coastline of Suffolk with the lovely beaches of Southwold and Walberswick are approx. 21 miles away.


Fixtures and Fittings
All fixtures and fittings including curtains are specifically excluded in the sale (unless mentioned in the sales particulars) but may be available in addition, subject to separate negotiation.

Services
Oil fired radiator central heating.
Mains water and electricity are connected.
Private drainage – septic tank
Energy Rating: E

Local Authority
Mid Suffolk District Council
Tax band: D
Postcode: IP20 0JB


Agents Note
The property is offered subject to and with the benefit of all rights of way, whether public or private, all way leaves, easements and other rights of way whether specifically mentioned or not.

Tenure
Vacant possession of the freehold will be given upon completion.