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"Set off a private road, one of a select number of period style houses on the prestigious Amberfield Drive development.

Constructed in 2014 by the well reputed market leading developers Michael Howard Homes, Grafton House is one of a select number of elegant, period style modern houses built in the mature parkland grounds of the former Amberfield School.

With its sheltering woodland back drop, the house is nicely tucked away beyond the bows of mature oak and beech trees and presents handsome mellow brick elevations with deep sash windows, together with a distinctive sheltering canopy.

Within, the light, well laid out and well proportioned accommodation extends to some 2,134 sq ft and features an entrance hall with oak flooring, set off which are well proportioned sitting and drawing rooms, which enjoy views over the garden. A 30 ft fully fitted bespoke kitchen has Silestone work surfaces, a long central island and is open plan into a vaulted garden room breakfast room, which has French doors onto the rear terrace, whilst beyond the utility room there is access to an integral garage.

On the first floor set off an L shaped landing are four bedrooms and two well equipped luxury bathrooms.

The property has a mains gas fired central heating with underfloor heating to the ground floor.

OUTSIDE

Grafton House sits centrally in its one third of an acre plot. To the front a wide shingled driveway, flanked by lawned gardens, passes beneath the bows of mature beech and oak trees to a parking and turning circle to the front of the house providing access into the garage.

There is a further fenced off parking area to the side of the house with a gated access path leading round to a secure rear garden with its sheltering woodland backdrop beyond. There is a terrace and central lawn bordered by mature shrubs and an attractive cherry tree.

In all the property extends to about one third of an acre.

LOCATION

Amberfield Dive enjoys a nicely tucked away setting amidst the woodland grounds of the former school. The popular nearby village of Nacton has a well reputed Ofsted rated outstanding primary school and is perfectly located, with easy access to the county town of Ipswich, the popular riverside town of Woodbridge and the thriving coastal town of Felixstowe, all of which offer an excellent range of shopping and commercial facilities, a choice of top performing schools, catering for all age groups in both the state and private sectors, and a full range of sporting and recreational opportunities, with sailing on the nearby estuaries and golf courses on the edge of each town.

The A14 as it bypasses Ipswich is easily accessed, and links to London s M25 via the A12 and Stansted Airport via the A120, whilst main line rail services run regularly from Ipswich to London s Liverpool Street Station in about 70 minutes.

DISTANCES

River Orwell 1 mile
Ipswich town centre & station 4 miles London Liverpool Street 70 mins
Woodbridge 9 miles
Felixstowe 8 miles
A14 A12 1 mile

DIRECTIONS IP10 0GQ

From the Seven Hills junction of the A14 and A12 to the southeast of Ipswich, turn onto the B1156 signed to East Ipswich. Continue for about half a mile taking the second left hand turning signed to Nacton Village . Pass under the rail bridge and continue towards the village, turning left signed to Amberfield. Upon entering Amberfield, Grafton House is the second property on the left hand side.

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PROPERTY INFORMATION

Estate Service Charge There is an annual charge of circa £700 towards the upkeep of the communal areas and driveways.

Services Mains water, drainage, electricity and gas are connected.

Mobile Ofcom reports a likely mobile service.

Broadband Ofcom reports ultrafast broadband is available to the property.

EPC C

Council Tax Band F. East Suffolk Council.

Tenure Freehold with vacant possession at completion.

Fixtures and Fittings The fitted carpets, fixtures and fittings are included in the sale. The curtains are excluded.

Viewings By appointment with Jackson Stops.

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