Rookery Barns, Carlton, Saxmundham

SUMMARY
Green Fox Developments presents this beautiful newly converted detached Victorian red brick barn on the edge of Carlton, with generous garden, walled courtyard and rural setting. The property lies the west of the A12 and close to the amenities offered in Saxmundham.


DESCRIPTION
This detached barn forms part of the mid-19th century complex of former agricultural brick built barns associated with Rookery Farm. It has been converted to an exceptional quality by Green Fox Developments. Offering three en-suite bedrooms the property has been cleverly designed to have a luxury, high-end specification, while retaining Victorian features. The ground floor features a wonderful open plan living space, bespoke kitchen, and utility room along with two en-suite bedrooms. The entire first floor is given over to a magnificent principal bedroom suite with dressing room and en-suite.
The barn is highly insulated and has underfloor heating to all downstairs rooms, triple glazing throughout to provide eco-friendly credentials evidenced by an Energy Rating of B. The heating and hot water are supplied by an air source heat pump (ASHP) and the property also benefits from mechanical heat ventilation recovery (MHVR) system to maintain an even temperature throughout the house, reduce condensation and decrease energy consumption.
Externally there is a generous garden enclosed by brick walling and estate fencing, a courtyard garden as well as plenty of parking and a detached double garage with studio above.

Reception Hall 
Having a sold wood door. With full height windows to either side, opening from the front aspect. Stairs lead to the first floor, and partially glazed double doors open to the main reception room. Attractive stone flooring. Fitted storage.

Cloakroom 
With wc and vanity hand wash basin.

Reception Room 
This wonderful open plan living space has a tall window to the southwest offering a view over neighbouring farmland, and glazed double doors opening out onto a sun terrace. A door with fitted storage alongside opens to the bedroom hallway. And this room is open to the kitchen/breakfast room. Solid wood flooring.

Kitchen 
This lovely room, with high, vaulted ceiling, exposed brickwork and timbers is fitted with a bespoke solid wood shaker design kitchen is fitted with an excellent range of drawer and base units with natural stone worksurfaces over, inset butler sink with mixer tap. Larder and pantry units, along with shelving with concealed lighting, provide further storage. Appliances within the kitchen include two NEFF ovens, induction hob with downward extractor, dishwasher, wine cooler and American style fridge/freezer, above which there is wine storage.
This room again features stone flooring and has glazed double doors to the courtyard.

Utility Room 
A spacious utility room, fully fitted with cabinets and sink, and with ample space for a washing machine and tumble dryer. A door opens the courtyard. Also within the utility room is the plant cupboard housing the pressurized hot water cylinder.

Bedroom Hall 
A vaulted hallway giving access to the ground floor bedrooms, this room has a sold wood floor, exposed brickwork and timbers, a glazed door opens to the courtyard.

Bedroom 2 
A lovely double bedroom with window overlooking the garden, some exposed brickwork to one wall.

En-Suite 
With shower in cubicle, vanity hand wash basin with storage under and wc.

Bedroom 3 
Another double bedroom, with partially vaulted ceiling having exposed timbers. Once again the room features some exposed brickwork, has a window overlooking the garden as well as glazed double doors to the courtyard.

En-Suite 
Fitted with suite comprising bath with 'rainwater' shower over, wc and vanity hand wash basin with storage under. Partial tiling to walls, sold wood floor, chrome towel rail/radiator.

Landing 
With carpeted stairs from the reception hall this vaulted landing has circular window allowing for plenty of natural light over the stairs. A solid wood door opens to the dressing room.

Dressing Room 
With fitted storage, this room opens to the bedroom.

Cloakroom 
With wc and hand wash basin.

Principal Bedroom 
This fantastic bedroom has a vaulted ceiling, roof light and a second circular window in a style reflecting the original barn.

En-Suite 
With shower in cubicle and vanity hand wash basin with storage under.

External 
The property neighbours open farmland with far reaching views and enjoys a generous garden with wide, paved sun terrace from the reception room. The main area of garden is enclosed by walling and estate fencing. Additionally, there is a lovely private, paved, walled courtyard garden ideal for al fresco dining. In total the plot measures around 0.33 acre (STMS).

Garage 
Detached double garage with twin remote control, roller doors and personal door out to the side. Within the garage there is a cloakroom, and the first floor has velux windows, power, data points and is boarded and plastered. This would make a great office or studio with internal staircase from the garage.

Location 
The barn is situated neighbouring farmland outside the village of Carlton, Close to Saxmundham. The historic market town of Saxmundham offers a wide range of day-to-day amenities including boutique and high street shopping, supermarkets including Waitrose and Tesco, GP and veterinary surgeries, primary schooling, a library and numerous pubs and restaurants. Suffolk's Heritage Coast, which includes the popular resorts of Thorpeness, Aldeburgh, Dunwich, Walberswick and Southwold, is easily accessible. More extensive amenities are available in the historic market town of Framlingham and in Ipswich, Stowmarket and Norwich. Communications links are excellent: the A12 links London to Lowestoft and offers easy access to regional villages and major centres, the Suffolk Heritage Coast and the motorway network and a regular train service runs on the Ipswich-Lowestoft East Suffolk Line from Saxmundham station (0.3 mile) to London Liverpool Street.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.