Location

The Moat House lies in the heart of the Suffolk countryside about 10 miles to the north of Ipswich and off a quiet village lane. The house is located in a particularly sought after area of countryside surrounded by delightful and historic villages including Framsden, Helmingham, Charsfield and Otley. The house is within easy access of Debenham, Framlingham, Woodbridge and Ipswich, which have a wide range of recreational and shopping facilities. Educationally, there are highly regarded schools in both sectors in Helmingham, Debenham, Brandeston, Framlingham, Woodbridge and Ipswich. The Suffolk Heritage Coastline is also within easy access. The Aldeburgh Music Festival is held each year at the Snape Maltings which is also in the vicinity. From Ipswich there are regular train services to London's Liverpool Street Station, the journey taking approximately 65 minutes.

Description

The Moat House is a delightful Grade II Listed village house, formally the old rectory, which dates back to the 16th and 17th century, remodelled and extended in 1847 and further extended with a great entertaining room in 1987.

The construction is predominantly gault brick and part timber framed under slate and tiled roofs. The house retains a great deal of character and is well situated back from a quite lane overlooking established formal gardens. The accommodation is wonderfully proportioned and laid out over three floors, with the second floor offering two further bedrooms. There are some superb features throughout the house including panelled doors, stone and wooden floors, full height sash windows and several open fireplaces. The impressive accommodation is light-filled with the main reception rooms circulating around the central reception hall with its sweeping staircase. The kitchen is located in the heart of the house with an Aga and has a walk in pantry which leads through to a utility room. From the kitchen doors open into a delightful conservatory/reception room with slate floors and under floor heating and excellent French doors out to the sheltered west facing terrace garden.

A superb feature of the house is the entertaining room addition added by the current owners and which connects with the house via the conservatory and offers a great reception/games area with an open fireplace, polished wooden floors (under floor heating) and large doors opening out to the gardens. A fine staircase at the far end of the room leads to a galleried landing and to a guest bedroom (8) with en suite bathroom (4).

The approach is over a drive to a parking sweep with a former coach house with two garden store buildings to one side. There is knot garden with orchard. Gates lead to a sunken garden and a gateway to the paddock beyond. The grounds contain an extensive range of mature specimen trees, ponds and a meadow. There is a heated swimming pool and a hard tennis court (requiring re-surfacing).

About 7 acres

Directions

From Ipswich proceed north along the B1077 and turn right signposted Otley on the B1078. Having passed Otley College on the B1078 turn right at the T junction and the next left (still B1078 to Wickham Market). Take the next left signed to Monewden and Cretingham and continue all the way along, turning right on a sharp bend and follow this lane passing a sharp bend on the left and head towards the church. The house entrance will be found on the right a short way along just after passing a barn conversion on the right.