Istana

Entrance hall, open plan sitting room, dining room and kitchen, utility room, plant/boot room, rear hall, inner hall and cloakroom.  Master bedroom with en-suite bathroom and two dressing areas, two further bedrooms and bathroom.  Four car garage/workshop, car port and storage shed.  Ample parking.  Established gardens and grounds extending to approximately 0.75 acres (0.3 ha). 

Location
Istana is situated in a stunning rural location on the outskirts of the peaceful village of Cratfield in an unspoilt part of North-East Suffolk.  Within three miles is the larger village of Laxfield. Here there are two public house, a Co-op store, hardware store, primary school and pre-school.  The thriving market town of Halesworth is approximately 6 miles and provides many independent shops, public houses, restaurants, doctors, vets and a supermarket.  It has a popular arts centre for the community, The Cut, which is used as a theatre and cinema as well as for exhibitions and workshops.  Halesworth benefits from a railway station with regular services to Ipswich, which links to London's Liverpool Street Station.  

Diss is 16 miles from the property and benefits from a railway station with direct rail links to London Liverpool Street taking 1 hour 20 minutes and to Norwich (20 minutes) as well as having Tesco, Morrison and Aldi supermarkets. The historic market town of Framlingham, which has excellent state and public schools is 10 miles.  The unspoilt Heritage Coast of Suffolk, is just a short drive away, with historic Dunwich, 13 miles, the lovely beach at Walberswick, 14 miles, and the well regarded coastal town of Southwold (16 miles).

Description
Istana is a unique 1970s pavilion-style house designed by the well-regarded architect, James Wood. Contemporary in design with expansive use glass and wood, Istana capitalises on wonderful rural landscape to the south, east and west. The house has been designed to emphasise the indoor-outdoor flow and orient the occupants towards the surrounding natural landscape. All the rooms enjoy full-height windows, providing plenty of natural light and expansive outlook to the garden and unspoilt countryside, as well as full-height doors providing access to the garden from each room.  The accommodation is extremely generous, extending to nearly 2,500 square feet (230 sqm) and is well planned, with a large open-plan space for main reception, dining and living areas. The rooms are fitted with Iroko and ash wood tongue-and-groove boarding to a unique motif. This, combined with polished English hardwood strip board flooring, ash wood clad doors, exposed brick walls and yew display-surfaces create a distinctive atmosphere.

The gardens and grounds extend to approximately three-quarters of an acre and incorporate a gravel driveway area to the front that leads to the garage/workshop and carport. The majority of the gardens are to the east, south and west, making the most of the sun at differing times of the day. The gardens are laid to grass and are interspersed with a wide variety of mature deciduous and coniferous trees and shrubs, and overlook the gently undulating surrounding countryside.  Originally designed and built in 1972, the house was completely rebuilt in 1993 with an upgraded specification. The current owners acquired the property in 2004 and have maintained the look and the feel of Istana, but at the same time have undertaken important maintenance and repair works, including the upgrade of the flat felt roof with the Sarnafil membrane roofing system and improved insulation, as well as replacing the boiler in 2016, installing a new modern treatment plant in 2022 and upgrading the driveway.

Directions
Heading north on the B1116 from Dennington, at the sharp left hand bend take the turning right into Cake Street (Cratfield 4 miles).  At the T-junction turn left signposted Cratfield 3 miles.  Continue for a short distance then take the next turning right onto Swan Green Lane signposted Cratfield 3 miles (Heveningham and Yoxford).   Continue along Swan Green Lane for approximately a mile passing Fire & Feast and White House Farm on the right hand side and Istana will be the next property on the right hand side.

For those using the What3Words app: ///jobs.collected.worm

The Accommodation

Ground Floor
A wooden front door with side lights opens into the

Entrance Hall 
A spacious area for receiving guests and with connecting doors to the Plant/Boot Room and Garage/Workshop.  Tiled flooring throughout and door through to the

Inner Hall
With range of ‘back to back’ fitted cloak/storage cupboards, wooden boarded floor throughout and door to 

Cloakroom
With WC, mounted wash basin with tiled splashback and radiator. 

From the Inner Hall an opening provides access to the

Open Plan Kitchen/Dining/Sitting Room

Sitting Room 28’7 x 18’2 (8.71m x 5.54m)
The principal reception area is the sitting room which is a wonderfully spacious room with a ceiling  height of approximately 10’.  Full height windows on the eastern and western elevation providing plenty of light and good views of the garden with an exposed brick wall forming the southern elevation and ‘protecting’ the room from the sun.  The focal point is the multi-fuel burning stove set on a raised tiled hearth, with brick edging and partly exposed flue. Fitted shelving and desk unit.  Boarded floor, spotlighting and radiators.  

Dining Room  17’ x 13’7 (5.10m x 4.14m)
This area is set between the Kitchen and Sitting Room with an almost fully glazed southern elevation providing delightful views of the garden and open countryside beyond.  Boarded floor and range of fitted cupboards.  Serving hatch through to the Kitchen.

Kitchen  14’ x 9’5 (4.27m x 2.87m)
The Kitchen area is well fitted with a range of cupboard and drawer units with wooden worksurface over incorporating stainless steel sink and mixer tap, drainer and drinking water spigot.  Recess for electric oven with light and extractor hood over.  Part boarded floor and part tiled floor.   Glazed southern elevation providing beautiful views to the south and roof light. Recessed spotlighting.  Doors returning to the Hallway.
A Hallway runs the full length of Istana with fully glazed windows on the eastern and western elevations together with two roof lights.  From here doors provide access to the bedroom accommodation and also to the

Rear Hall
In a similar fashion to the Entrance Hall with wooden door providing access to the outside with glazed side lights.  Tiled flooring and internal glazed partition.  Of sufficient size to be used as an additional study if required, and subject to any necessary consents. 

Utility Room
An incredibly useful and practical space with additional sink unit with storage cupboards under and worksurface to the side.  Plumbing and waste connections for both washing machine and dishwasher. Tiled flooring and radiator.  

Returning to the Hallway, doors provide access to 

Master Bedroom Suite
Sub-divided by timber partitions to create a bedroom area with almost fully glazed southern elevation providing wonderful views of the garden and countryside beyond.  Fitted dressing table, radiator, recessed spotlighting and door providing access to the garden.  Two separate Dressing Areas, one of which has a hanging rail and range of shelves.  

En-suite Bathroom
Partly sub-divided and with WC with concealed cistern and wall mounted sink unit, wash basin and heated towel rail.  

Bedroom Two  14’ x 13’ (4.27m x 3.96m)
Currently utilised as an office, but originally designed to be a bedroom, that can be subdivided if required with two separate entrances and two doors providing access to the garden.  Windows providing good views of the garden. Fitted desks, radiator and recessed spotlighting.

Bedroom Three 14’ x 9’ (4.27m x 2.74m)
A double bedroom that also enjoys the views to the south.  Fitted desk and range of storage cupboards with hanging rail.    Door providing access to the garden.   Recessed spotlighting and radiator.  

Bathroom 
With suite comprising panelled bath in tiled surround with separate mixer shower over, mounted wash basin with tiled splashback and WC with concealed cistern.  Heated towel rail.   Roof light. 

Returning to the Entrance Hall doors provide access to the

Plant/Boot Room  11’ x 7’ (3.35m x 2.13m)
Housing the Grant oil fired boiler and hot water tank.  Plumbing connections for water softener, and radiator. 

Garage & Workshop  33’6 x 19’ (10.21m x 5.79m)
An extremely spacious area with wooden bi-fold doors at either end providing ‘drive-through’ access.  Fitted workbench with storage cupboards, radiators and inspection pit.  

Outside
Istana will be found in the most idyllic rural location, and approached from a quiet country lane across a recently upgraded shingle driveway and parking area.  This leads to the front door and entrance hall, but also the garage/workshop and car port.  

Beside the driveway is an area of garden, and this is predominantly laid to grass for ease of maintenance, but interspersed with a number of mature trees, shrubs and flowers.  There is also a mature beech hedge that partly screens a useful timber frame storage shed, which extends to approximately 28’ x 8’7 (8.5m x 2.6m).

The majority of the gardens and grounds are to the east and south of Istana.  In a similar fashion these are predominantly laid to grass for ease of maintenance, but partly sub-divided with brick walling and mature beech hedging and interspersed with a number of mature trees.  To the east and south is gently undulating open agricultural land that provides the most wonderful outlook.

Istana also benefits from a strip of land that continues along the eastern boundary and extends along the ditch line.   Here there are a number of fruit bearing trees, including apple and pear, together with a number of hazel trees that are regularly cut back. 

The gardens continue to the rear of the property where a new treatment plant has recently been installed and there is also a secondary access point for vehicles that leads to the garage/workshop and car port, approximately 16’ x 16’ (4.88m x 4.88m).  From here access can also be gained to the rear hall. 

In all, the gardens and grounds extend to approximately 0.75 acres (0.3 ha).

Viewing 
Strictly by appointment with the agent.  

Services  
Mains water and electricity connected.  Oil fired boiler serving the hot water and central heating system.  Private drainage system.  

EPC  
Rating = D

Council Tax  
Band B; £1,469.64 payable per annum 2022/2023

Local Authority  
East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel:  

NOTES
1.  Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point, which  is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract.  All measurements quoted are approximate.  The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order.  Photographs are reproduced for general information and it cannot be inferred that any item shown is included.  No guarantee can be given that any planning permission or listed building consent or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise.  Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan. 

2. The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers’ and buyers’ identity.

3. Prospective purchasers should note that the property was originally granted planning permission with an agricultural occupancy restriction, ie only for the occupation of someone solely or mainly employed, or last employed locally in agriculture.  On 25th September 2003 the local planning authority, Suffolk Coastal District Council, issued of a Certificate of Lawful Use confirming that the breach of this use was immune from enforcement by virtue of the fact the breach had begun more than 10 years prior.  A copy of the Certificate of Lawful Use is available on request.

January 2023