Rectory Road, Brome, Eye, IP23 8AH

East Cottage is a delightful period cottage, semi-detached and set well back from the road. The previous owners added to the property by way of an English Oak framed extension featuring both recycled and recyclable materials and in doing so created a stunning social space complete which at the time served as a new kitchen. The current owners have returned this space to a lovely reception room as French windows open out to the gardens and a solid fuel burning stove sits to one side making a most appealing reception room. The kitchen has been reinstated in a more appropriate space fitted with an attractive range of units and included to one side a downstairs cloakroom/shower room. The original cottage reception room is either a dining room or additional sitting room depending on how new owners wish to use the space. The first floor now comprises two double bedrooms a small third room having been added to the principal room creating a great wardrobe space/dressing area. A character bathroom complete with period reclaimed suite of roll top bath, high level wc and washstand basin completes the layout. The current owners have also introduced photovoltaic panels and a Samsung air source heat pump which together create electricity and serve domestic hot water and radiators. The gardens are designed to complement the cottage nature of the building along with the setting. Pea shingle pathways wind through an assortment of knot gardens containing a mixture of cottage plants and herbs, interspersed with areas of lawn. A sizeable double garage sized workshop building can be found to the rear.

Sitting Room/Dining Room
An inviting room with inglenook fireplace compete with woodburning stove and recess to either side. Two windows provide natural light via the front elevation along with a part glazed outer door. Two wall light points, television and telephone points, two double radiators each with individual thermostat. Stairs at one side, with cupboard beneath, rise to the first floor accommodation. Engineered Ash floorboards.

Lounge 4.5m x 3.8m
Designed and built using English Green Oak and recycled and recyclable materials including Pavatex, Heracliff board and blown newspaper insulation to the roof space. This attractive vaulted space benefits from good natural light from windows front and rear along with French windows at the side leading out to the gardens. Exposed timber framing adds character along with a woodburning stove set to one corner, on a hearth complementing Ash engineered floorboards. Two double radiators each with individual thermostat.

Kitchen 4.4m x 2.46m
Having been situated in the 'new' extension, this more appropriately located Kitchen is nicely laid out suiting the overall cottage vibe. Woodblock worktop extends across cupboard and drawer storage options and includes a breakfast bar peninsular. Matching wall units in cream add further storage and the scheme includes pull-out larder racking along with integrated dishwasher, 4-ring electric hob, chimney hood, adjacent eye level double oven and below counter fridge. A classic style Belfast sink has traditional pillar taps and window beyond to the rear garden space. Double radiator with thermostatic radiator valve. Quarry tile floor. A part glazed door leads outside.

First Floor Landing
The straight stairs rise to a landing space with doors leading off to all three spaces. A window provides natural light from the side elevation.

Bedroom 1 4.4m x 3.7m
An appealing cottage bedroom of added proportion as a result of combining a small third bedroom with the principle room. The lovely result now features two three panel cottage casement windows to the front elevation. Double radiator with thermostatic valve. Deep built-in wardrobe cupboard. Access to loft space.

Shower Cloak Room
Cleverly created by the current owner during alterations and featuring a wash stand basin sink with pillar tap, low level wc and oversize shower enclosure. Quarry tile floor. Air vent. Electric downflow fan heater.

Bedroom 2 3.33m x 2.64m
Set to the rear of the cottage and featuring twin cupboard doors to built-in storage including airing cupboard with hot water storage tank. A cottage window provides an outlook to the rear. Floorboards have been exposed for added character. Single radiator with thermostatic valve.

Bathroom
Designed with a traditional period flair incorporating antique roll top bath on ball & claw feet and brass mixer tap with shower attachment. Adjacent Victorian style high level cistern wc and wash stand type vanity basin set on a quartz/granite topped piece of furniture. Shaver point. Traditional cast style radiator and towel rail. Exposed floor boards.

Outside
The cottage is approached via a long driveway off Rectory Road leading up to a parking and turning area inside a traditional 5 bar gate. The cottagey garden contains numerous areas of interest with lawn, borders and knot gardens containing a mixture of cottage plants and herbs along with a small wildlife pond. Set against the backdrop of woods to the former Dower House of Brome Hall, now a Country House Hotel - The Oaksmere, the cottage enjoys a sheltered position with garden around three sides. To the rear of the property lies a former double garage, timber framed and with double doors opening to a space15'7 x 15'7 (4.75m x 4.75m) with light connected. To the side of this building lies a useful pole barn for further storage - logs etc. The current owners have installed an Air Source Heat Pump and this can be found to the rear along with 7 photovoltaic panels adorning the front elevation of the cottage roof. Further details relating to this can be requested.

Services
The vendor has confirmed that the property benefits from mains water, electricity and drainage.

Wayleaves & Easements
The property is sold subject to and with all the benefit of all wayleaves, covenants, easements and rights of way whether or not disclosed in these particulars.

Important Notice
These 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. 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 the necessary planning, building regulation or other consents. Harrison Edge have not carried out a survey, nor tested the services, appliances or facilities. Purchasers must satisfy themselves by inspection or otherwise. In the interest of Health & Safety, please ensure that you take due care when inspecting any property.

Postal Address
East Cottage, Rectory Road, Brome, Eye, IP23 8AH

Local Authority
Mid Suffolk District Council, Endeavour House, 8 Russell Road, Ipswich, IP1 2BX

Council Tax
The property has been placed in Tax Band C.

Tenure & Possession
The property is for sale freehold with vacant possession upon completion.

Fixtures & Fittings
All items normally designated as tenants fixtures & fittings are specifically excluded from the sale unless mentioned in these particulars.

Viewing
By prior telephone appointment with the vendors agent Harrison Edge T: +44 (0)1379 871563