Summary - BROOK COTTAGE WATERING ROAD HOXNE EYE IP21 5DH
3 bed 3 bath Detached
Character-filled three-bed cottage on a large private plot backing onto farmland.
Detached thatched cottage with strong period features and exposed beams
Brook Cottage is a handsome early-1800s thatched and pantile detached cottage set in a peaceful hamlet in North Suffolk. Extensively updated and offering about 1,300–1,378 sq ft of accommodation, the house retains strong period character — exposed beams, two brick fireplaces and cottage-style kitchen — while providing modern comforts such as double glazing and an upgraded private drainage system installed in 2010.
The layout is versatile: multiple reception rooms, a garden room/study, utility and cloakroom at ground floor level, and three bedrooms served by a family bathroom upstairs accessed via two staircases. The property sits centrally on a large, well-landscaped plot with mature hedging, private driveway parking, a garage and direct views across adjoining paddock and open farmland. The plot gives scope for modest extension or ancillary outbuildings, subject to planning consent.
Practical considerations are clear and factual. Heating is by an oil-fired boiler to radiators (oil supply not communal), which will influence running costs and fuel logistics. The thatched roof and private treatment plant bring specific maintenance and insurance considerations; both are service items buyers should budget for. Energy performance is rated D and Council Tax is band E (above average).
This cottage will suit buyers seeking lifestyle and tranquillity — downsizers, countryside-minded families, or those wanting a character home with development potential. It lies three miles from Stradbroke and ten miles from Diss (rail links), so services and schooling are within reasonable driving distance while the immediate setting remains very rural and private.
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