All Saints South Elmham, Halesworth £800,000

At a Glance

  • 5 Principle Bedrooms
  • 2 Shower Rooms
  • Family Bathroom
  • Cloakroom
  • Kitchen/Breakfast Room
  • 1 Acre
  • Triple Garage
  • Workshop/Store
  • Boot Room
  • 5 Reception Rooms



All Saints South Elmham


IP19 0PA

Situated on a plot of approximately 1 acre (0.41 hectares) The Willows is a substantial detached farmhouse which over recent years has undergone extensive restoration, improvement and development. The property enjoys excellent rural views in most directions and must be viewed to be appreciated. The well-proportioned rooms offer the following accommodation:

Drawing Room, Dining Room, Sitting Room, Study, Garden Room, Kitchen/Breakfast Room, Utility Room, Cloakroom, Boot Room. On the first floor there is a Master Suite with Bedroom and Shower Room, five further Bedrooms, a Shower Room and a Bathroom and on the second floor there is the seventh Bedroom with Dressing Room. It should be noted that part of this Dressing Room could convert to a bathroom for the second floor if applicants so desired. There is a dual entrance with an in/out shingle drive, one side of which leads to the parking area which in turn leads to the garage complex with three Garages and two Storerooms. The property has mains water and electricity, the central heating is an oil fired system and the drainage is to a Bio System.

The Willows is located approximately one mile to the north of the village of Rumburgh which has a public house. The market town of Halesworth lays approximately 4 miles to the south and provides a good range of shops and services. There are various State and Independent schools in the area. The regency coastal town of Southwold is 13 miles east. The cathedral city of Norwich is some 25 miles to the north and offers extensive leisure and shopping facilities. Norwich Airport on the outskirts of the city offers regular flights within the UK and Europe. There is also a regular rail service to London Liverpool Street from Norwich and Diss with a fastest journey time of 1 hour 40 minutes. The town of Halesworth also offers rail connections to London via Ipswich.

The Willows comprises a Grade II listed house with principally timber framed construction dating from the late 16th - early 17th Century with later 19 and 20th century additions. Many period features of each century remain.

The property is approached over All Saints Common via a circular drive with grass border leading to the front of the property. Access to the property is via an attractive trellised porch with an original timber door providing access to:

with ceramic tiled floor, a radiator, doors to the inner and rear hall, access to:

with a window to the south elevation and French doors to the east elevation. A Victorian cast iron and tiled fireplace with marble surround and mantle and two radiators.

with an original polished boarded floor, window with shutters to the south elevation, two radiators, an inglenook fireplace with quarry tiled hearth, the fireplace houses the Jotul woodburning stove.

also with an inglenook fireplace which houses an Encore multifuel stove, a window to the south elevation and a radiator.

with a radiator and a window to the south elevation.

As previously mentioned from the Entrance Hall there is a door to a:

with a ceramic tiled floor, a radiator, a walk-in shelved cupboard and access to:

with ceramic tiled floor, a radiator, double glazed roof light, matching double glazed French doors to the east and to the north elevations, the east doors provide access to the pergola.

Also from the Entrance Hall there is access to the:

with a door to the Lobby with a secondary staircase to the first floor and further doors leading to:

with a ceramic tiled floor and a white suite comprising a low level wc, a pedestal wash hand basin and a radiator.

fitted with a single drainer stainless steel recessed sink unit with corner cupboard under and further work surfaces with three single and one drawer units under. At eyelevel there are two single, two double and one corner units, plumbing for an automatic washing machine, a ceramic tiled floor, a window to the north elevation and a walk-in boiler cupboard housing the Trianco Utility oil fired boiler for central heating and domestic hot water and a radiator.

fitted with a solid oak shaker style range of units comprising beech worksurfaces with two double pan drawers, two corner units, two single units, one drawer unit and a further single unit which houses the double waste bins. There are six matching single eyelevel cupboards, there is a large oil fired Aga for cooking with two large rings, a hotplate and four ovens, the Aga also heats the domestic hot water. There is an integrated dishwasher, a ceramic tiled floor, both the Kitchen and Breakfast areas have windows overlooking the rear courtyard with a half-glazed door between the two windows providing access to the rear courtyard.

The principal staircase leads from the Entrance Hall to a Half Landing with a gothic style window to the north elevation and further stairs leading to:


with windows to the south and east elevation, two radiators, an ornamental fireplace and door to:

with a radiator, a heated towel rail, a window to the south elevation and the shower room is fitted with a white suite comprising a corner shower cubicle with an Aqualisa shower unit, a Sanitan pedestal wash hand basin and a low level wc. The floor and walls are tiled in white marbled ceramic tiles.

From the Half Landing there is access to:

which is on two levels and has two radiators and a gothic style window to the west elevation.

with an ornamental fireplace, a window to the south elevation, a radiator and a door to a:

also with a window to the south elevation and an interconnecting door to:

which is also accessible from the Main Landing, has a window to the south elevation, a radiator and an ornamental fireplace.

with a radiator and a window to the south elevation. Although this room is entirely independent with its access from the Main Landing it also has an interconnecting door to Bedroom Three.

a large room with a ceramic tiled floor, a white suite comprising a panelled bath with an overbath shower and a glazed shower screen, a pedestal wash hand basin, a low level wc, a radiator, shaver socket, a window to the west elevation and a walk-in linen cupboard.

with a radiator, a window to the north elevation, a walk-in shelved storage cupboard with a further door to the walk-in airing cupboard housing a hot water cylinder and slatted shelving.

fitted with a white suite comprising a corner shower cubicle, a pedestal wash hand basin, a low level wc, French limestone floor and wall tiles, a radiator, a window to the north elevation and a built-in shelved cupboard, a shaver socket.

with a radiator and a window to the east elevation.

The stairs to the second floor rise from the landing to:

with door to dressing room which leads to:

with reduced ceiling height and a window to the west elevation.

As previously mentioned the property is situated on a plot of approximately one acre. To the front there is a double access to the semi-circle shingle drive, there are also flower borders, established hedging and a selection of shrubs. To one side of the property the drive leads to the parking courtyard with access to the triple garage with electric up and over doors, a garden store and a second storeroom/workshop. Beside the kitchen breakfast room is the boot room which houses the water softener. To the eastern side of the property the formal gardens which have been extensively planted over the last seven years comprise a pergola adjacent to the Garden Room, lawns with herbaceous beds and borders, a wide selection of trees and shrubs and formal gardens lead to the orchard which has also been planted over the past seven years with a selection of cooking and eating apples. To the rear there are further herbaceous, shrub and rose beds discretely screening the Bio Waste System. Within the garden there is a large selection of trees. Immediately to the rear of the Kitchen/Breakfast Room is a courtyard which leads to the final lawned area which also has herbaceous borders.

Mains water and electricity. Central heating is an oil fired central heating system and drainage is to a private Bio System.

Applicants are advised to proceed from Halesworth through Wissett and Rumburgh, after leaving Rumburgh continue for approximately 1 mile across All Saints Common then turn right and The Willows is situated immediately on the left.

Strictly by prior appointment with the vendors agents on 01986 872553 or


Waveney District Council, Town Hall, Lowestoft, NR32 1HS. 01502 562111.

The Willows is placed within Council Tax Band G.

Both accesses to the property are via a short drive over All Saints Common.

Floor Plans




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