Watering Lane, Snape Watering, IP17

An immaculately presented five-bedroom, timber-framed contemporary barn conversion extending to approximately 3,743 sq ft (347 sq m), set in a beautiful rural position on the edge of the sought-after village of Snape. Watering Barn is offered with an adjoining paddock of circa 3.8 acres (STMS) and provides exceptional, well-balanced accommodation arranged over two floors. The principal house is complemented by a detached coach house annex, featuring a games room and self-contained living accommodation above, ideal for guests, multi-generational living or ancillary use. The grounds have been thoughtfully landscaped to create a private and luxurious setting, incorporating a swim spa, sauna, gym and cricket net, all set against open countryside and designed to make the most of the property’s idyllic rural outlook.

The barn has been comprehensively refurbished and interior-designed to an exacting standard, with a strong emphasis on craftsmanship, materials and detail throughout. The interior combines the refined feel of a Knightsbridge townhouse with relaxed rural living and outstanding entertaining space, resulting in a family house of rare quality and finish for this location.

The property is approached via a long no-through lane and enjoys open views across its own adjoining meadow and woodland paddock, providing a high degree of privacy, outlook and flexibility of use.

Location:

Watering Barn occupies a secluded rural position close to the edge of Snape, a village internationally renowned for Snape Maltings Concert Hall, home to the annual Aldeburgh Festival. The village offers three public houses and a primary school, while the popular coastal town of Aldeburgh lies approximately five miles to the east.

The nearby market town of Saxmundham (approximately four miles) provides a Waitrose supermarket, schooling and a mainline railway station with services to Ipswich and London Liverpool Street. Recreational opportunities are excellent, with sailing on the Alde Estuary and golf at Aldeburgh and Thorpeness. The A12 is easily accessed approximately one mile to the west.

Distances (approx.):

Snape village – ¾ mile

Suffolk Coast – 5 miles

Saxmundham & rail station – 4 miles

A12 – 1 mile

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Main House:

The main house centres around an impressive 40-ft open-plan kitchen and sitting room, featuring exposed timbers and a large log burner, creating a striking yet welcoming heart to the home. A separate dining room also benefits from a log burner, while a snug provides a more intimate sitting area, again with a log burner. Additional ground-floor accommodation includes a well-appointed utility room, two bedrooms—one with an en-suite shower room—and a cloakroom WC.

On the first floor, a galleried landing incorporates a dedicated study area. The principal bedroom suite enjoys a bespoke dressing area and a luxurious en-suite bathroom, while two further double bedrooms both benefit from their own en-suite shower rooms.

The detached coach house annexe provides highly versatile additional accommodation, well suited to a variety of uses. On the ground floor is a generous media and games room, ideal for family use or entertaining.

The first floor comprises a one-bedroom guest suite with kitchenette and a luxury en-suite shower room. A large feature window enjoys open views across the adjoining paddock, enhancing the sense of space and privacy.

Overall, the annexe is ideal for guest accommodation, multi-generational living, home office use or ancillary accommodation, subject to any necessary consents.

Specification Highlights:

• Ted Todd parquet flooring to the kitchen, sitting room and dining room

• Bespoke kitchen by Heritage Coast Cabinet Makers

• Bespoke joinery by Deben Joinery

• Lusso Stone bathroom suites

• Wallpapers, curtains and blinds by Cotton Tree Interiors

• Lighting by Graham & Green

• Courtyard Architectural Hardware ironmongery

• Paint & Paper Library interior finishes

• LPG gas-fired heating and hot water

• Underfloor heating throughout the ground floor

• Balau teak decked terraces

• CCTV security system with floodlighting

A sizeable gravel driveway provides ample parking and incorporates two electric vehicle charging points. The gardens are fully enclosed and dog-secure, bordered by mature hedging for privacy.

The landscaped grounds have been designed for both relaxation and entertaining, featuring extensive Balau teak decking, raised dining terraces, lawn and artificial turf areas, a cricket net, a sunken trampoline, and a sunken 21-ft aqua swim spa with resistance swimming function.

A fully insulated, cedar-clad gym building with power, lighting and wide glazed doors opens onto a raised deck, complemented by a wood-clad Hekla garden sauna positioned to enjoy open views across the garden. Together, these elements create a comprehensive private wellness suite of exceptional quality.

Beyond the formal garden lies the adjoining paddock of circa 3.8 acres (STMS), offering attractive open views, a high degree of privacy, and scope for a range of amenity uses.

Services:

LPG heating and hot water. Mains drainage.

Agent’s Notes:

The property is offered including the adjoining paddock which is held on a separate title.

The owner will consider selling the house with a substantial proportion of the contents, fixtures, fittings and garden furniture (further details available upon request)

Tenure: Freehold

Asking Price: £1,595,000 subject to contract