KEY FEATURES

• 3 BEDROOMS
• ENTRANCE PORCH
• SHOP
• LOBBY
• RECEPTION ROOM 2
• REAR LOBBY
• CLOAKROOM
• RECEPTION ROOM 3
• CELLAR ROOM 1

ENTRANCE PORCH	Quarry tiled flooring. Timber door giving access to rear garden. Part glazed door giving access to shop.
SHOP	43'4" (13.2m) max x 15'10" (4.83m) max. Large light dual aspect room enjoying views of the High Street. Open fireplace housing log burning stove with brick surround. Boarded flooring. Range of overhead box cupboards. Electric night storage heaters. Range of timber shelving. Large skylight.
LOBBY	Electric night storage heaters. Roof hatch offering access to storage. Deep under stairs storage cupboard with a range of timber shelving. Boarded flooring. Stairs giving access to cellar. Stairs giving access to first floor.
RECEPTION ROOM 2	10'7" x 10'3" (3.23m x 3.12m). East facing window offering views of the rear garden. Electric night storage heater. Boarded flooring.
REAR LOBBY	Timber door giving access to rear garden. Boarded flooring.
CLOAKROOM	High level W.C. Wall mounted wash basin. Dimplex electric heater.
RECEPTION ROOM 3	18'8" x 12'8" (5.7m x 3.86m). East facing window offering views of the rear garden. Boarded flooring. Electric night storage heating. Part glazed door giving access to rear garden.
CELLAR ROOM 1	13'7" x 7'3" (4.14m x 2.2m).
CELLAR ROOM 2	16'7" x 16'6" (5.05m x 5.03m).
FIRST FLOOR
LANDING	Boarded flooring. Electric night storage heater.
SEPARATE W.C.	Low level W.C. suite. Wall mounted wash basin. Mirror fronted medicine cupboard. Electric night storage heater.
RECEPTION ROOM 4	12'9" x 11' (3.89m x 3.35m). East facing window. Boarded flooring. Archway opening to:
RECEPTION ROOM 5	15'3" x 10'7" (4.65m x 3.23m). East facing window. Boarded flooring. Electric night storage heater. Range of timber shelving.
RECEPTION ROOM 6	15'3" x 13'9" (4.65m x 4.2m). South facing window with boarded flooring. Electric night storage heater. Range of timber shelving.
LOBBY	Deep under stairs storage cupboard. Boarded flooring. Electric night storage heating. Stairs leading to second floor.
SITTING ROOM	20'2" x 16'7" (6.15m x 5.05m). West facing sash windows offering views of the High Street. Open fireplace housing log burning stove with brick surround and stone hearth. Boarded flooring. Range of timber shelving. Electric night storage heating.
KITCHEN	8'8" x 7'2" (2.64m x 2.18m). Range of wall and base units with wood work surfaces incorporating Butlers sink with tiled splash backs. Recess for electric hob/oven and fridge/freezer units. Boarded flooring. Range of timber shelving. East facing sash window.
SECOND FLOOR
LANDING	Roof hatch offering access to loft.
BEDROOM 1	12'2" x 9'4" (3.7m x 2.84m). West facing sash window offering views of the High Street. Electric night storage heater.
BEDROOM 2	18' (5.49m) (max) x 10'7" (3.23m) (max). West facing sash window offering views of the High Street. Electric night storage heater.
BATHROOM	Cast iron panelled bath. High level W.C. Vanity sink unit with tiled splash backs. Boarded flooring. Pressurised hot water tank.
OUTSIDE	To the rear is a courtyard bordered by high brick walling to create added degree of privacy. There is also ample off road parking and access to the High Street can be achieved through a side door.

Saxmundham is a thriving market town, well served by a range of local shops, including two supermarkets. There are also junior and senior schools, a hotel, sports club, and a branch line railway station providing service to London Liverpool St. Station via Ipswich. There is easy access to the A12 and the coastal town of Aldeburgh is about 7 miles away. The village of Snape, home to the world-famous Snape Maltings concert hall, is approximately 4 miles away.

THE PROPERTY

The Old Post Office is a substantial three storey town house, built of pale brick elevations under a pan tile roof. Laid out over three floors, the property currently has part commercial and part residential use, and offers great scope for a variety of uses, subject to planning consent including gallery, restaurant, work space and family home. The property is situated in a prime position in the heart of the town, within close walking distance of all of the amenities. Internally the property features a superb gallery/studio measuring 43' x 15', with wonderful large west facing windows. The property has some fine period features including brick fireplaces and exposed wooden floorboards. There are two further rooms on the ground floor, a WC and steps lead down to a substantial cellar.

On the first floor is a lovely and light sitting room with exposed floorboards and a brick fireplace housing a wood-burner and sash windows overlooking the High Street. Located off the sitting room is the kitchen with ceramic sink, space for cooker and fridge/freezer. To the rear on the first floor is a large studio room and a further bedroom and separate WC, which could be used as a flat.

A fine balustrade staircase leads to the second-floor landing, off which are two generous sized bedrooms and a bathroom comprising roll top bath, high level WC and vanity sink.

OUTSIDE

The property enjoys an east facing rear garden and parking enclosed by a brick wall, this outside space overlooks a magnificent copper beech tree with space for alfresco dinning and could be landscaped further. there is ample off-street parking, accessed through a five-bar gate. There is a rear fire escape and the upstairs rooms have wonderful views across the rooftops of the town.

GENERAL INFORMATION

• Mains water, electricity and drainage. Electric night storage heating and Jotul wood-burner in sitting room
• Council Tax: East Suffolk - Band B - £1,647 pa
• EPC: E rating
• Broadband: Ofcom suggest Ultrarfast 1000Mb available
• Mobile: Ofcom suggest all providers likely
• What3words: talks.defectors.zinc