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"**Chain Free**

A charming and expansive period home set on a generous, private plot of over an acre in the highly desirable village of Leavenheath. The property offers scope for improvement for any new owners to make it their own and immediately add value.

The Property This period home offers a wealth of space and charm, starting with a generous entrance hall that leads to multiple reception rooms, perfect for both family living and entertaining. The main living room features a cosy log burner and double doors that open onto a sunny south facing garden, providing a seamless connection between indoor and outdoor spaces. Off the hallway, the well appointed kitchen offers plenty of room for dining and cooking and leads to a formal dining room or second reception, which enjoys lovely views of the garden and includes its own fireplace for added ambience. There is also a separate utility room and ground floor WC for added convenience.

The ground floor also includes a study, ideal for home working, and a self contained annexe with its own private entrance. The annexe comprises a kitchen, living room, WC, bathroom, and two upstairs bedrooms, making it perfect for extended family, guests, or rental potential.

Upstairs, the main part of the house offers flexibility with 3 or 4 spacious double bedrooms, depending on the configuration. Two good sized bathrooms serve these bedrooms, ensuring comfort and convenience for family and guests alike.

The Outside The property is surrounded by expansive lawns, with established trees and hedgerows providing natural borders. The larger portion of the grounds lies to the east, while the rear boasts a more structured garden, offering a serene and private spot perfect for unwinding, hosting summer gatherings, and enjoying outdoor meals.

The Area This charming property is located in the sought after village of Leavenheath, surrounded by nature there are miles of stunning walks right on the doorstep Dedham Vale AONB and with convenient access to local amenities. A short walk takes you to the village pub and the village hall which is a community hub, hosting regular events and activities, including a cinema showing a variety of films. For commuting, there is a reliable weekday bus service connecting Leavenheath to both Colchester and Sudbury, and Colchester North Station provides direct trains to London Liverpool Street.

Nature enthusiasts will love the location, close to the River Stour and the Dedham Vale Area of Outstanding Natural Beauty, known as Constable Country. The property is within walking distance of Arger Fenn, a beautiful 49.7 hectare nature reserve and Site of Special Scientific Interest. This diverse landscape includes ancient woodland, wet meadows, and a vibrant display of bluebells in spring. The reserve is ideal for woodland walks, dog exercising, and cycling on peaceful country routes. The nearby village of Assington, a pleasant 35 minute walk away, offers a farm shop, caf , post office, and The Shoulder of Mutton, a popular pub known for its food and drink.

Nearby villages such as Stoke by Nayland and Nayland provide additional amenities, including shops, post offices, and highly regarded dining options like The Crown and The Anchor. Nayland also offers a doctor s surgery, a primary school, and the independent Littlegarth School. Golf lovers are only a short distance from Stoke by Nayland Golf Club and Newton Green Golf Course.

The property is well connected via the A134, offering easy access to Sudbury, Colchester, Hadleigh, and Ipswich, all of which provide a variety of shopping and dining options. Sudbury and Hadleigh are both around 10 miles away, while Colchester Station is just over 8 miles from the property. Colchester itself offers excellent schools, including the highly acclaimed Colchester Royal Grammar School and Colchester Girls High School, along with several independent schools such as St Mary s for Girls and Holmwood House.

Families will appreciate the strong local education options, including Ladybirds Pre school and well rated primary schools in Nayland and Stoke by Nayland. Secondary education is provided at Thomas Gainsborough School in Great Cornard, with private alternatives available nearby, such as Old Buckenham Hall and Ipswich High School.

Further Information Tenure Freehold
Council Tax Band G
Construction Timber Framed
Grade 2 Listed
Mains Water, Sewerage, Electricity.
Oil Central Heating
Seller position No onward chain

Listing Information NAYLAND ROAD 1. 5377 Honey Tye Leavenheath Heathcote TL 93 NE 12 321 II GV
2. A C17 C18 timber framed and plastered house with 2 extensions at the south end each with a lower roof line . The main block is 2 storeys and attics and the extensions are 1 storey and attics and 1 storey. Casement windows with glazing bars C20 . Roofs tiled, with 2 C20 gabled dormers. Listing NGR TL

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