ReturnMelton
Location
46 Hall Farm Road is situated close to the centre of the village of Melton and within walking distance of the amenities of the market town of Woodbridge. Melton itself is a popular village with a well supported primary school, large playing field with tennis courts and children’s play area, good pub/restaurant, an independent village shop, petrol station and various convenience stores.
Probably best known for its outstanding riverside setting, Woodbridge offers a wide variety of shops, restaurants and recreational facilities including sailing on the River Deben, a number of well regarded local golf clubs including Woodbridge Golf Club, a cinema, and a wonderful network of footpaths. The town also benefits from rail links to Ipswich, with direct services to London’s Liverpool Street station taking just over an hour. The popular Heritage Coast destinations of Orford and Aldeburgh are approximately 10 miles and 15 miles away respectively. The county town of Ipswich is approximately 8 miles to the south-west.
The Accommodation
Entering through a glazed UPVC door into
Entrance Porch
Spacious and with partially glazed wooden door through to
Sitting Room
A good size light room with large window to the front, electric heater, TV aerial socket and door giving access to the airing cupboard housing the hot water tank and electric immersion. A door leads through to the
Kitchen
A modern fitted kitchen with a good range of base and eye level kitchen units with Formica roll top worksurface over inset with a single bowl, single drainer, stainless steel sink with mixer tap and separate drinking water tap. Space and plumbing for washing machine. Space and wiring for electric cooker with extractor hood above. Large window overlooking the rear garden, pantry cupboard, electric heater and door off to
Inner Hallway
With doors to
Bedroom One
Bedroom One
A good size double bedroom with large window overlooking the front garden, electric heater, TV aerial socket and fitted hanging cupboard.
Bedroom Two
A single bedroom or small double with window overlooking the rear garden, electric heater, TV aerial socket and fitted hanging cupboard.
Bathroom
A modern suite comprising of low flush WC, pedestal wash basin and P-shaped bath with glass shower screen and Triton electric shower. Extractor fan and heated towel rail.
A further door off the kitchen leads to the
Side Lobby
With door giving access to the rear garden, good size walk-in fitted cupboard and further door off to
Utility / Office / Storage Room
A versatile room with electricity connected which could be used as additional space alongside the kitchen, office space or storage room. Electric panel heater and window providing plenty of light from the front entrance porch.
Outside
The property is situated in a convenient position and sits within a good size plot. To the front and accessed directly from the road, there is a driveway with parking for at least two cars. Adjoining the drive, there is a large area laid to shingle with pathway leading up to the front door. Beyond the drive is a detached single garage available for use.
A wooden gate gives access to the rear garden which can also be accessed from the side lobby and where there is a good size area laid to grass, paved pathway adjoining the rear of the property and further shingle pathway leading to the end of the garden where there is a brick wall and wooden gate. The gate gives access to a further excellent size area of garden which is fully enclosed by fencing and hedging. Please note; the neighbouring properties have a right of way across the garden, beyond the wall.
Council Tax
Council Tax Band A, £1,398.23 payable 2024/2025
Local Authority East Suffolk Council
Services
Services Mains electricity, water and drainage connected. Electric heating.
Broadband To check the broadband coverage available in the area click this link – https://checker.ofcom.org.uk/en-gb/broadband-coverage
Mobile Phone To check the Mobile Phone coverage in the area click this link – https://checker.ofcom.org.uk/en-gb/mobile-coverage
Viewing Strictly by appointment with the agent.
Viewing
Strictly by appointment with the agent.
Tenancy Term
To let unfurnished on an Assured Shorthold Tenancy for an initial term of twelve months (with a view to extending) at the rent of £950 per calendar month.
Note
NOTE: Items depicted in the photographs or described within these particulars are not necessarily included within the tenancy agreement. These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn.
September 2024