Preston St Mary, Sudbury, Suffolk, CO10 9NG

LOCATION: Preston St Mary is a pretty Suffolk village situated within easy reach of Lavenham (2 miles) with its wide range of amenities including shops, pubs, restaurants, primary school and doctors surgery.

The village has its own church and pub and is on the whole surrounded by countryside and farmland.

The village of Long Melford is about 8 miles, whilst the Cathedral town of Bury St Edmunds is 14 miles and the market town of Sudbury, with its commuter rail link to London's Liverpool Street is 9 miles.

SUMMARY: A substantial barn conversion converted in 1987 and which fortuitously is not listed.

The property stands within delightful, picturesque grounds in a peaceful almost magical setting overlooking a stunning pond within established gardens.

The property offers almost 3000 sq ft of characterful accommodation over two levels which includes a drawing room, dining/living room, flexible ground floor bedroom/study with en-suite, kitchen/breakfast room, utility and cloakroom.

Upstairs are three further bedrooms and two bath/shower rooms. The property benefits from extensive parking, a double garage and a carport as well as a range of useful outbuildings.

ENTRANCE HALL: An inviting area with a quarry tiled floor, high ceilings with skylight allowing for plenty of natural light, large storage cupboard off and doors leading to:- DRAWING ROOM: 20' 9" x 17' 5" (6.35m x 5.33m) A splendid room with a 10ft high ceiling, exposed beams and two sets of glazed French doors opening out onto the extensive terracing and providing lovely views over the grounds.

Wood burning stove set on a raised red brick hearth. INNER HALL: Measuring approximately 33ft in length and with a tiled floor, exposed timbers and the staircase rising to first floor.

DINING/LIVING ROOM: 25' 9" x 12' 7" (7.87m x 3.86m) A well-proportioned room with exposed timbers and a wall of glass and double doors providing a view over the grounds.

Plenty of room for a large dining table and chairs and with a fitted storage cupboard off.

KITCHEN/BREAKFAST/LIVING ROOM: 20' 0" x 17' 5" (6.1m x 5.31m) A light room with a pretty view over the gardens and finished with a matching range of base and wall level lime washed units with worksurfaces incorporating a ceramic sink with mixer tap above and drainer to side.

Space for a free-standing Range cooker set within the chimney breast with oak bressumer beam, mellow red brick surround and extractor fan within.

Integrated appliances include a dishwasher, fridge, freezer and water softener. Various display cabinets including a plate rack.

Plenty of room for a dining table and chairs and space for an additional free-standing refrigerator/freezer. Recessed storage cupboard to the left of the chimney breast.

UTILITY: 9' 10" x 5' 4" (3m x 1.63m) With tiled flooring, high ceiling with skylight, base level units with space and plumbing for a washing machine and space for tumble dryer.

Inset stainless-steel sink with drainer. CLOAKROOM: With tiled flooring and partially tiled walls containing a WC, vanity suite and a heated towel rail.

BEDROOM THREE/STUDY: 12' 0" x 9' 1" (3.66m x 2.77m) A versatile room currently in use as a study providing an excellent space to work from home and with a pretty view over the gardens.

The room could equally function as a comfortable double bedroom and benefits from a door leading onto:- EN-SUITE SHOWER ROOM: With a high-quality walk-in shower with glass screen and rainfall style showerhead, WC, pedestal wash hand basin and a chrome heated towel rail.

First Floor LANDING: With a vaulted ceiling and twin skylights allowing for plenty of natural light and exposed ceiling beams.

Door leading to:- PRINCIPAL SUITE: 17' 7" x 11' 6" (5.36m x 3.51m) A charming room full of character with numerous features including beams at different heights, vaulted ceiling and a wall of glass providing lovely views over the grounds.

BATHROOM: High ceiling, exposed beams, ball and claw foot roll top bath, separate fully tiled shower cubicle, heated towel rail, WC and wash hand basin.

BEDROOM TWO 14' 7" x 10' 0" (4.44m x 3.05m) A dual aspect room with exposed beams and views over the gardens. BEDROOM 4 14' 10" x 10' 0" (4.52m x 3.05m) Exposed beams and views over the garden.

FAMILY BATHROOM: Jacuzzi bath, period style fittings and shower attachment. Heated towel rail, WC and wash hand basin.

Outside Electric gates open to the long sweeping drive lit at night by street lamps. The driveway is shared by just Preston Barn and Hall Barn.

The drive continues to the front of the property to provide parking. DETACHED DOUBLE GARAGE: With twin up and over doors, CAR PORT to side and extensive parking in front.

The property enjoys a unique, almost magical setting nestled in the heart of the village surrounded by established trees in a park like setting that includes a pond as a focal point and is home to a variety of wildlife.

Preston Barn enjoys open expanses of lawn and large areas of terracing designed with entertaining/dining 'al fresco' in mind.

AMDEGA SUMMER HOUSE: 11'10" x 7'7" (3.61m x 2.31m) Leaded glass windows and light and power connected.

A newly constructed outbuilding comprises: WORKSHOP: A useful area with light and power and a fitted workbench. KENNEL: An exceptional quality kennel with a storage area and enclosed bed area.

SERVICES: Main water and drainage. Main electricity connected. Oil fired heating. NOTE: None of these services have been tested by the agent. AGENT'S NOTES The property is unlisted.

Hall Barn and Preston Barn are the only two properties that share the drive.

As is not uncommon with a property and setting of this style, there are a number of covenants that apply, for a copy of these please speak to David Burr, Long Melford office.

EPC RATING: Band E - A copy of the energy performance certificate is available on request. LOCAL AUTHORITY: Babergh and Mid Suffolk District Council, Endeavour House, 8 Russell Road, Ipswich, Suffolk.

IP1 2BX ). COUNCIL TAX BAND: F TENURE: Freehold CONSTRUCTION TYPE: Timber framed WHAT3WORDS: strategy.stealthier.patrolled