Oakwood House, High Street,Yoxford.

An established four bedroom detached family home, centrally located within the popular village of Yoxford, a short drive to the Heritage Coastline at Dunwich.

Oakwood House, High Street, Yoxford, Suffolk. IP17 3EU Guide Price: £445,000 Freehold DESCRIPTION Completed in 1988, Oakwood House was built by Persimmon Homes and has been occupied by the current vendors since 1997. The property sits prominently at the entrance to Oakwood Park, in the middle of its plot, surrounded by established gardens to front and rear. The spacious accommodation has been well maintained and comprises of Entrance Hall, Living Room, Conservatory, Dining Room, Cloakroom, Kitchen/Breakfast Room and Utility Room on the ground floor, with the Master Bedroom with En-suite, Guest Room, also with En -suite, a further Double Room, a Single Room and Family Bathroom on the first floor. Outside the property is approached at the front via a pathway leading through the garden to the front door and to the side giving access to the rear. The access to the garage and the rear of the property can also be gained through a private driveway through a five bar gate just into Oakwood Park. The driveway provides off road parking for several vehicles and gives access to the double garage and private access to the south facing rear garden. The rear garden is partly walled with established shrub and flower beds and trees. There is a paved patio area along with a greenhouse and terrace with timber shed. The property benefits from double glazing and gas fired central heating. LOCATION Often referred to as "The Garden of Suffolk" the pretty village of Yoxford lies just off the A12 Great Yarmouth to London Road and was in the 19th Century a coaching post on the London turnpike. Today Yoxford is a much sought after and well served typically Suffolk village centring around its fine parish church of St Peters with its grand tower and spire. Yoxford is also home to the annual arts festival held in August each year and which features musicians, actors, poets and artists with many workshops, master classes and exhibitions being held in the village. The village has the old established Horner's grocers, public houses, antique and book shops and is well served by public transport. The nearby railway halt at Darsham lying on the East Suffolk line gives regular services to Ipswich and London Liverpool Street. The delights of the Suffolk Heritage Coast are within easy driving distance and include the genteel and unspoilt towns of Southwold and Aldeburgh. Further attractions of the surrounding area include forest and heathland walks in the nearby Dunwich forest and for sailors the rivers Alde and Ore provide some of the prettiest sailing waters on the East Coast with sea sailing being available from Southwold Harbour.

DIRECTIONS From the Agents Saxmundham office proceed in a northerly direction to the A12. Proceed in a northerly direction up the A12 until you reach the village of Yoxford and take the second turning on the left into the High Street and the property will be found a short distance on the left hand side. Accommodation in more detail: FRONT DOOR TO: ENTRANCE HALLWAY Stairs to first floor landing. Coved ceiling throughout. Under stairs storage. Wall mounted radiator. Doors off to: LIVING ROOM 20’ 10” x 14’ 3” (6.35m x 4.34m) A triple aspect room with windows to front, side and rear. Three wall mounted radiators. Living Flame gas fire on a stone hearth with surround and wooden mantel over. Two wall mounted radiators. Double sliding doors to conservatory. Glazed panel double doors through to: DINING ROOM 11’ 3” x 10’ 11” (3.43m x 3.33m) Window to rear. Coved ceiling. Wall mounted radiator. Door to entrance hall and door through to: KITCHEN/BREAKFAST ROOM 14’ 6” x 9’ 9” (4.42m x 2.97m) Windows to rear and side. Wall mounted radiator. Matching range of fitted wall, base and display units with one and a half bowl stainless steel single drainer sink unit with mixer tap over and tiled splashbacks to roll top work surfaces. Floor mounted Potterton boiler. Plumbing for dishwasher. Space for appliances. Four ring gas hob with filter hood over and high level oven and grill to side. Ceramic tiled floor. Door off to: UTILITY ROOM 9’ 3” x 5’ 10” (2.82m x 1.78m) Window to front and door to garden. Matching range of fitted wall and base units with stainless steel single drainer sink unit with mixer tap over and tiled splashbacks to roll top work surfaces. Ceramic tiled floor. Wall mounted radiator. Door from Entrance Hall to: DOWNSTAIRS CLOAKROOM Obscure window to front. Close coupled W.C. Pedestal wash handbasin. Half tiled walls. CONSERVATORY 12’ 7” x 8’ 5” (3.84m x 2.57m) Ceramic tiled floor. Sliding door to garden. STAIRS TO FIRST FLOOR LANDING with AIRING CUPBOARD with water tank and shelving. Doors off to:

BEDROOM 1 14’ 2” x 11’ 5” (4.31m x 3.48m) Window to front aspect. Range of fitted wardrobes. Exposed floorboards. Wall mounted radiator. Door to: EN-SUITE SHOWER ROOM Close coupled W.C. Pedestal wash handbasin. Half tiled walls. Built-in glazed shower cubicle with mains fed shower over. Recessed lighting. Extractor fan. BEDROOM 2 13’ 1” x 11’ 5” (3.99m x 3.48m) Window to front aspect. Range of fitted wardrobes. Wall mounted radiator. Two wall mounted lights. Door to: EN-SUITE Obscure window to front. Wall mounted radiator. Close coupled W.C. Built-in shower cubicle with mains fed shower over. Vanity style basin with mixer tap over and cupboards under, shaver point and mirror above. BEDROOM 3 12’ 6” x 9’ (3.81m x 2.74m) Window to rear. Wall mounted radiator. Matching range of fitted wardrobes. BEDROOM 4 9’ 1” x 7’ max 5’ 1” min (2.77m x 2.13m 1.55m) Window to rear. Built-in cupboard with shelving. FAMILY BATHROOM Obscure window to rear. Wall mounted radiator. Panelled bath with mains fed shower over and tiled walls. Close coupled W.C. Pedestal wash handbasin. Tiled floor to ceiling. OUTSIDE The property is approached via a low level wall with pathway leading through to the front door, nicely recessed from the road and mainly laid to lawn with a brickweave path to front door and side gate access. The garden to the rear is mainly laid to lawn with mature flower and shrub borders, partly enclosed by a red brick wall and panel fencing. Paved patio area. Greenhouse area with terrace. Timber shed. Attached DOUBLE GARAGE 17’ 10” x 17’ 5” (5.44m x 5.31m) with two 7’ (2.13m) up-and-over doors, personal door to garden, power and light and windows to rear. Outside tap. The garage is accessed from Oakwood Park. There is a five bar gate and driveway leading through to the double garage and parking for several vehicles. SERVICES Mains water, gas, electricity and drainage are available. None of the services, the heating installation, plumbing, electrical systems nor appliances (if any) have been tested by the Selling Agents.

OUTGOINGS Council Tax currently Band “F”. Further details can be obtained from the Suffolk Coastal District Council, Melton Hill, Woodbridge IP12 1AU Tel: (01394) 383789.

Energy Performance Graph

VIEWING Strictly by appointment with Flick & Son, Ashford House, High Street, Saxmundham. IP17 1AB Tel: 01728 633777 Ref: 17790/LVB. AREA INFORMATION For further information about the area including schooling, transport, policing, environment agency and utilities visit our Area Info website page at www.flickandson.co.uk FIXTURES & FITTINGS No fixtures, fittings, furnishings or effects save those that are specifically mentioned in these particulars are included in the sale and any item not so noted is expressly excluded. It should not be assumed that any contents, furnishings or furniture shown in the photographs (if any) are included in the sale. These particulars do not constitute any part of any offer or contract. They are issued in good faith but do not constitute representations of fact and should be independently checked by or on behalf of prospective purchasers or tenants and are furnished on the express understanding that neither the agents nor the vendor are or will become liable in respect of their contents. The vendor does not hereby make or give nor do Messrs Flick & Son nor does any Director or employee of Messrs Flick & Son have any authority to make or give any representation or warranty whatsoever, as regards the property or otherwise.

The full energy performance certificate can be viewed online at the national EPC register at www.epcregister.com

Should you require a printed copy please contact us on the telephone number noted under ‘Viewings’.

Ashford House High Street Saxmundham Suffolk IP17 1AB 01728 633777 [email protected]

Aldeburgh Halesworth Leiston Saxmundham Southwold

www.flickandson.co.uk