Location

The Old Vicarage is situated to the west of the medieval St Peter & St Paul's Church in the delightful village of Hoxne.

Hoxne is a picturesque and historically significant village in North Suffolk, with a vibrant local community, a popular primary and a charming 15th-century public house, The Swan Inn, serving locally sourced food and drink.

Within the local area are a number of other attractive villages and market towns. Fressingfield (5.5 miles) is home to the highly regarded Fox and Goose restaurant. Laxfield (9 miles) is an ancient village with two public houses including The Kings Head, famed for its unique tap room.

Diss is a market town with three supermarkets and a variety on independent shops and cafés. Diss Railway Station (4.5 miles) offers direct trains to London Liverpool Street from 86 minutes. There is ample parking at the station.

Ipswich (25 miles) provides a wide selection of independent and high street shops; numerous restaurants; and a variety of theatres, galleries, and museums.

Norwich (24.5 miles) is the largest city in East Anglia. There are myriad shops, restaurants, bars and cafés; two striking cathedrals, and the Norman castle, now a gallery and museum.

Local sporting amenities are fantastic. Stradbroke has a gym, swimming pool and tennis courts; Diss Leisure Centre has a gym and swimming pool; Framlingham College also offers its sporting facilitates. There are superb sailing clubs along the Suffolk Coast, as well as well-regarded golf clubs, including Diss, Halesworth and Ipswich.

Education provisions are excellent in both the state and independent sectors, including renowned Framlingham College, Norwich School and Ipswich School, all of which are included in the Good Schools Guide.

All times and distances are approximate.

Description

A magnificent Grade II listed house with enchanting gardens, an ancient moat, and beautifully proportioned interiors, set in the heart of Hoxne - a rare opportunity to own a truly historic and characterful family house.

History

The Old Vicarage has a remarkable and rich history, closely interwoven with the ecclesiastical heritage of East Anglia. Principally dating from 1470, the house is thought to stand on the site of a former bishop's palace.

The Domesday Book of 1086 refers to Hoxne as the seat of a bishopric, and it is believed that bishops of East Anglia had an official residence here as early as the 10th century, during the late Anglo Saxon period. In his "The Buildings of England" series, in which The Old Vicarage is listed, Sir Nikolaus Pevsner highlights the large moat that encompasses the property. Predating the house, the moat lends support to the theory of its association with a former bishop's palace.

Constructed as a hall house with a gabled and jettied cross-wing, The Old Vicarage has seen centuries of evolution. Its late 15th or early 16th-century reconstruction introduced a striking two-tier roof featuring queenposts and kingposts, while renovations completed in 1870, under the direction of Edward Heneage Paget, vicar of Hoxne, added the distinctive studwork and brick nogging to the façade.


The House

The Old Vicarage sits centrally within its plot, set well back from the road behind a substantial lawn. Retaining many superb period features, the Grade II listed building has been meticulously restored and enhanced to create a comfortable family home, seamlessly blending historical charm with modern practicality.

Internally, the accommodation flows beautifully, with wonderfully proportioned, light-filled rooms throughout. The partially glazed oak front door opens into a welcoming and spacious reception hall and library, with French windows leading to the terrace and garden.

The bespoke kitchen is fitted with granite work surfaces, a four-oven oil-fired AGA, integrated appliances - including an electric oven, induction hob, fridge, and dishwasher - and a Belfast sink, making it perfectly suited to family living and entertaining. Adjacent to the kitchen is a useful pantry/utility room and plant room. The kitchen also opens into a bright breakfast room, offering delightful views across the Waveney Valley.

The elegantly proportioned drawing room showcases original early-Georgian panelling, a handsome marble chimneypiece, and a pair of west-facing French windows, with original shutters.

The dining room features another elegant chimneypiece, with an inset wood-burning stove, while the adjacent study enjoys tranquil views of the garden. Additional reception spaces include a cosy snug, offering ample room for both relaxation and entertaining.

Completing the ground floor are a wine store off the library, a cloakroom, and ample storage cupboards. Two staircases, located in the hall and kitchen, lead to the bedroom accommodation on the first floor.

The principal bedroom is an exceptional space, complete with an adjoining dressing room and en suite bathroom, which features a roll-top bath and separate shower. A large south-facing window offers stunning views over the garden.

There are five further generously proportioned double bedrooms, two of which benefit from en suite bathrooms. Completing the first floor is a family bathroom with a roll-top bath and separate shower.

Gardens & Grounds

The gardens at The Old Vicarage extend to about 4.3 acres and are truly enchanting, framed by the ancient moat that predates the house. The moat's substantial size and clarity lend weight to the theory that this was once the site of the original Bishops of East Anglia's palace. Its waters, teeming with fish, are crossed by a charming footbridge and complemented by a jetty, creating a picturesque and tranquil setting.

To the rear of the house lies a large pond with a terrace - an idyllic spot for feeding the fish or enjoying al fresco dining. Two additional terraces provide further opportunities for outdoor entertaining. The grounds are home to a magnificent Wellingtonia tree, an ancient mulberry tree, and an array of verdant lawns and well-tended borders.

A driveway, constructed with traditional Hoxne bricks, leads to the house and provides ample parking. Adjacent to the property is a range of outbuildings, including a workshop, garage, and carport, with a studio situated above. There are two substantial summer houses within the grounds, one presently used as a gym and the other, which benefits from mains electricity and lighting, as a hobby or crafts room.