15 Cross Street, Hoxne

Harrison Edge Estate Agents, 5 Castle Street, Eye, Suffolk IP23 7AN T: 01379 871 563

Detached, Georgian, Listed Grade II and set behind cottages fronting Cross Street within grounds extending to 0.87 Acres (0.35 Hectares). This exquisite 4bedroom property is beautifully presented and includes a detached four room Annexe currently serving as a Salon, with scope for numerous other purposes.

• Detached Georgian Village house• Grade II Listed

• 4 Bedrooms• 2 Reception Rooms

• Separate Annexe• Approximately 0.87 Acres (0.35 Hectares)

LocationHoxne lies in an outstanding rural area on the south side of thepicturesque Waveney Valley and is surrounded by a network oflovely country lanes and footpaths giving easy access to not onlythe village amenities such as the post office stores, pub andprimary school but also Eye and the wide variety of facilities onoffer there. The active village community attracts all age groupsand throughout the year traditional activities take place rangingfrom monthly Parish Council Meetings in the Village Hall, toFetes and events on the Village Green and Playing Field.Neighbouring Eye is fortunate in having supermarkets, butchers, abaker, chemist and a variety of other shops and businessesallowing the area to be essentially self sufficient. A HealthCentre, Primary School and High School with Sixth Formcombine to appeal to a wide ranging age group. Moreover at Diss,approximately 5 miles distant, a mainline rail station hascommuter services to London Liverpool Street in a journey timeof around 90 minutes. No.15 is set back behind propertiesfronting Cross Street at the end of a shared driveway that opensinto a splendid open plot of a little under one acre (0.87Acres/0.35 Hectares).

DescriptionThis delightful Georgian house is Listed Grade II and extended byprevious owners, doubling in size and providing as a consequencewonderfully balanced accommodation. Four ground floor roomscombine with four bedrooms and bathroom upstairs along with anAmdega conservatory and a most appealing terrace. Furthermore,across the drive sits a converted outbuilding now providingversatile annexe space with four spaces potentially providingkitchen and bath/shower facilities. Currently it serves as a verychic Hairdressing Salon.The classic proportioned main house with sash window openingsand central (unused) 'front' door, presents colourwashed renderedelevations beneath a double, hipped pantile roof The property isbelieved to date from about 1800 and now features a combinationof sash and casement windows including sealed double glazingand oil fired radiator heating with all radiators concealed behind

decorative covers. All rooms are particularly well presented,decorated in classic period tones complementing the sisal floorcovering, with fittings such as the traditionally styled kitchen andstylish bathroom incorporating marble surrounds to both basinand bath.

Entrance PorchLaid with traditional red & black clay tiles beyond an outerpanelled entrance door facing towards Cross Street. Singleradiator. Window to the side elevation. A panelled door withglazed upper section leads through to the Reception Hall. Astripped panelled door leads to...

CloakroomFitted with a suite comprising wash basin and low level wc.Matching red & black tile floor. Wall mounted HRM Wallstarboiler supplying domestic hot water and radiators. Water softener.Window to the front elevation. Access to single storey roof space.

Reception Hall 3.86m x 3.02m Min (12'8 x 9'11 Min)A welcoming versatile space also serving as a hub to the groundfloor. Panelled glazed doors connect with Conservatory andKitchen and window provides an outlook to the front entrance. 2Wall light points. Covered radiator. Wall mounted central heatingprogrammer. Stairs rise to the first floor.

Sitting Room 3.84m x 3.76m (12'7 x 12'4)A lovely visually appealing reception room with sash windows totwo aspects and the focal point of a pine chimney-piece to the castfireplace with decorative tile detail. 2 Wall light points. Coveredradiator. Access around the chimney-breast leads to...

Dining Room 3.76m x 3.45m (12'4 x 11'4)Again with sash window providing an outlook to the gardensalong with the decorative feature of exposed red brick chimney-breast with hearth. 2 Wall light points. Covered radiator. Apanelled door with bevelled glass detail leads to...

Kitchen 3.38m x 3.07m (11'1 x 10'1)Well laid out with a bespoke range of traditional styled cupboardsand wall fittings along with timber worktop all set off by aceramic pamment style tiled floor. Belfast sink with adjacentplumbing for dishwasher, plumbing also for washing machine,slot-in cooker position with filter hood above set within a canopydetail. Built in fridge and freezer along with wall cupboards,cabinets and tall end unit for upright domestic necessities. Unitsfeature architectural detail of note, handmade by a local craftsmanalso responsible for the radiator covers. Window to the sideelevation. A part glazed door leads from the drive via a prettylatticed porch.

Conservatory 3.89m x 1.98m (12'9 x 6'6)Designed and built by Amdega, this tremendous building presentssealed unit double glazing within timber framing of great detailalong with cast aluminium ornate brackets. French windows openonto the terrace and an initial covered area extended from themain conservatory. Underfloor heated tiled floor. Brass doorfurniture and fittings.

First Floor LandingStripped period doors lead off to each of the three bedrooms andbathroom. Access to loft space.

Bedroom 1 3.96m x 3.76m (13' x 12'4)A delightful double aspect room including red brick chimney-breast complete with period cast iron fireplace. Built in wardrobecupboard. Covered radiator.

Bedroom 2 3.73m x 3.30m (12'3 x 10'10)A second double bedroom with sash window to the gardens alongwith chimney-breast complete with cast iron fireplace. Coveredradiator.

Bedroom 3 3.15m x 2.82m (10'4 x 9'3)A third double room with double aspect windows and built incupboard above stairs. Covered radiator.

Bedroom 4 3.15m x 1.60m ex door recess (10'4 x 5'3 ex doorrecess)With casement window towards the garden. Covered radiator.

BathroomParticularly well appointed with suite comprising vanity washbasin with cupboard below, marble surround and recessed mirrorabove. Panelled bath with stylish marble topped surround alongwith a shower over. Low level wc. Sisal flooring and tiled wall.Vertical chrome finish towel rail radiator.

Studio Annexe

Main Area 3.76m x 3.63m Min (12'4 x 11'11 Min)Entered via french windows to a sizeable and versatile spacecurrently serving as a Hairdressing Salon. Tiled floor. Dimplexpanel and night storage heaters, the storage heater having built inconvector heater. Fitted work surface. Two uplighters andrecessed spotlights. A sealed unit double glazed window providesan outlook to the gardens. An archway leads through to...

Kitchenette 2.51m x 1.55m (8'3 x 5'1)Fitted with a base unit and worktop incorporating stainless steelsink unit. A further sealed unit double glazed window provides anoutlook to the gardens.

Office 3.40m x 1.98m (11'2 x 6'6)With sealed unit double glazed window to the rear elevation.Access to loft space. Dimplex night storage heater.

HallWith outer stable type door with glazed upper pane. Walk-in storewith hot water storage tank to one end complete with immersionheater.

CloakroomFitted with pedestal wash basin, low level wc along withplumbing for washing machine. Fitted worktop occupies a spacepotentially suitable for a bath or shower. Dimplex panel heater.Tiling. Sealed unit double glazed window to the rear elevation.

Gardens & GroundsThis delightful house sits privately away from Cross Streetapproached via a pea shingled drive off the road to a 5-bar gatedaccess. Once through the gateway, the plot further opens upproceeding along the driveway around to the right of the house toan impressive turning and parking area, complete with centrallawn. The impression struck is one of having entered anotherlocation entirely given the expanse of garden and wide sky thatopens up as one passes the house. The main elevation of thehouse is arguably the south side facing the majority of the garden,as one can see from the photographs. The Conservatory andterrace sit alongside the eastern elevation and careful planting ofspecimen shrubs and trees has created a labour saving attractiveoutlook without the need of demanding borders and beds. As withthe interior, everything is neatly tended with shaped shrubs,clipped hedges and pollarded willow.Practical elements comprise the oil tank being discreetly set justwithin the main gate along with three carefully positioned shedsof varying sizes tucked around the garden. An outside tap isprovided along with lighting. The far right hand corner is ideal forcomposting.

ServicesThe vendor has confirmed that the property benefits from mainswater, electricity & mains drainage. An oil storage tank can befound at the front of the property.

Wayleaves & EasementsThe property is sold subject to and with all the benefit of allwayleaves, covenants, easements and rights of way whether ornot disclosed in these particulars.

Important NoticeThese particulars do not form part of any offer or contract andshould not be relied upon as statements or representations of fact.Harrison Edge has no authority to make or give in writing orverbally any representations or warranties in relation to theproperty. Any areas, measurements or distances are approximate.The text, photographs and plans are for guidance only and are notnecessarily comprehensive. No assumptions should be made thatthe property has all the necessary planning, building regulation orother consents. Harrison Edge have not carried out a survey, nortested the services, appliances or facilities. Purchasers must

satisfy themselves by inspection or otherwise. In the interest ofHealth & Safety, please ensure that you take due care wheninspecting any property.

Postal Address15 Cross Street, Hoxne, IP21 5AJ

Local AuthorityMid Suffolk District Council, Endeavour House, 8 Russell Road,Ipswich IP1 2BX. Telephone: 0300 123 4000

Council TaxThe property has been placed in Tax Band D.

Tenure & PossessionThe property is for sale freehold with vacant possession uponcompletion.

Fixtures & FittingsAll items normally designated as tenants fixtures & fittings arespecifically excluded from the sale unless mentioned in theseparticulars.

ViewingBy prior telephone appointment with the vendors agent HarrisonEdge T: +44 (0)1379 871 563

EnquiriesSimon HarrisonT: +44 (0)1379 871 563M: 07542 965 660E: simon@harrisonedge.com

www.harrisonedge.com property@harrisonedge.com

www.harrisonedge.com property@harrisonedge.com

Important NoticeThese particulars do not form part of any offer or contract and should not be relied upon as statements or representations of fact. Harrison Edge has no authority to make or give in writing or verbally any representations or warranties in relation to the property although every effort has been taken to ensure that all statementswithin these particulars are factual. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. No assumptions should be made that the property has all necessary planning, building regulation or other consents. Applicants shouldcontact the office of Harrison Edge to clarify any uncertainties. Harrison Edge have not carried out a survey, nor tested the services, appliances inspection or otherwise. In the interest of Heath & Safety, please ensure that you take due care when inspecting the property.