Grove RoadKnodishall, Saxmundham, Suffolk, IP17 1TJ

Pattles Farm is an enchanting, Grade II listed farmhouse, set in over two-thirds of an acre, with delightful gardens and useful outbuildings.

The heart of the building is believed to date to the 16th century, with later additions in the 17th century, and abounds with period features and charm.

Internally, the accommodation flows remarkably well with good ceiling height throughout.

The original wooden front door leads to a spacious reception hall. To the right is the double aspect and elegantly proportioned sitting room with exposed timbers and an attractive open fireplace. To the left is the charming snug, which has a wood-burning stove.

The kitchen/breakfast room can be approached via the snug or the reception hall. The double aspect room, with exposed timbers and stud work, has an AGA, Smeg oven, ample storage space, and a marvelous pantry. A stable door to the north elevation leads to the drive and parking area, while a partially glazed stable door to the south leads to a terrace and the beautiful gardens.

Off the kitchen is the dining room, which in turn leads to the utility; stairs lead to a playroom, which could also be utilised as a study or home office.

Completing the ground floor accommodation is a useful laundry and boot room, which leads to the rear garden, and a lavatory.

The first floor comprises four well-proportioned bedrooms and two bathrooms, with a further bedroom on the second floor. The double aspect principal bedroom is especially fine, with exposed timbers and a pretty chimneypiece.

OUTSIDE
Pattles Farm is set in about 0.7 of an acre with beautiful south facing lawns, a vegetable garden and chicken run.

Pattles Farm is approached via a shingle drive, providing ample parking; there are numerous outbuildings including a garage, workshop and store.

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