FOUR STOREY TOWNHOUSE BEHIND A GAULT BRICK GEORGIAN FACADE WITH SOUTHERLY COURTYARD GARDEN AND CONVERTED BASEMENT

This attractive three bedroom townhouse exhibits numerous architectural period features spanning some four centuries. Accommodation includes versatile living space which flows seamlessly from the open-plan Kitchen/Breakfast Room to the front, through the Dining Room with feature fireplace, to a vaulted Sitting Room with French Doors leading to a courtyard garden to the rear. Of particular note is the impressive master bedroom suite that occupies the entire top floor with floor-to-ceiling, wall-to-wall built-in wardrobes and en-suite shower room in addition to a recently converted basement that opens up a multitude of uses and a wonderful vaulted dual aspect Sitting Room with exposed studwork. A 17th century red brick fireplace in the kitchen/breakfast room creates an altogether unique focal point, and two double bedrooms for guests and family either side the second floor bathroom.

A serene and secluded southerly courtyard garden benefits from separate rear gated access for the bin store and brick garden shed in a former Victorian outdoor privy. It is laid out in a low maintenance format; largely paved with soft landscaping details and enclosed completely to give a degree of privacy. Residents’ permit parking scheme is in operation.

LOCATION:

28 Guildhall Street is conveniently located within the historic Cathedral town of Bury St. Edmunds and is situated in arguably one of the most desirable residential enclaves and conservation areas (the medieval Norman Grid formed by intersecting Churchgate, Guildhall & Westgate streets). The bars, restaurants and independent boutique shops of Abbeygate Street and the Market Square are nearby. Excellent A14 access is afforded by Westgate Street via Southgate Street.

FULL DETAILS:

28 Guildhall Street has Georgian gault brick elevations with an earlier C16th century timber-framed core and later Victorian brick and flint additions. The principal roof is covered with slate and has a gable chimneystack rising on the north side. The flexible and relaxed accommodation measures approximately 1442.4 sq ft (134 sq m) and will suit a broad range of tenants, whether young families, downsizers, professionals or our visiting USAF – all who seek convenient town living.

GROUND FLOOR:
A substantial six panelled entrance door with reeded architrave and cornice opens into:

Open-plan Kitchen / Breakfast room - Fitted with an array of handcrafted painted kitchen units in natural slate grey comprising: base cupboards, integrated fridge/freezer, dishwasher and concealed washing machine. Integrated Bosch oven/microwave with halogen hob above, marble work surfaces with wall shelves. One and a half bowl stainless steel sink with mixer tap again with marble work surface surround. To one side of the impressive 17th century red brick fireplace with illuminated bressummer, in which stands a range-style storage unit, is a large oak fronted double built-in cupboard. Ceramic tiled flooring. Exposed timbers. Large 16-pane sash window to front aspect and casement window with rear garden views. Radiators. Door to cellar. An elegant natural pine Georgian glazed door with matching window to one side leads to the:

Dining Room - Step into a pleasant reading / dining room space with its timber chimneypiece and tiled back wall with open fire (unused), large south-facing deep casement window to side garden aspect. Period picture rail. Flush ceiling light. Radiator. Stairs to First Floor. Stripped pine door to:

Vaulted Sitting Room - Step down into a spectacular vaulted sitting room with its wonderful exposed ceiling tie beam and struts. Light, southerly facing dual aspect space with a set of French doors opening to the rear courtyard garden. A pair of deep casement windows either side an oak cupboard housing the combi-boiler. TV/Phone point. Exposed studwork. Wainscot. Two pendant lights. Radiator.

Basement - Accessed from the kitchen via brick steps with wood nosings. Dry lined with carpet fitted, power points, down lighting, radiator, glazed grate and wall cupboard housing the consumer unit. Ideal as a hobbies room, or studio / study.

FIRST FLOOR:

Landing - Stair ascends from Dining Room into a wide landing area with a pair of wall light sconces. Balustrade with pine handrail and square section balusters. Doors to family Bathroom, Bedroom Two and Three. Stairs to Second Floor.

Bedroom Three - South-facing bedroom with built-in wardrobe. TV point. Radiator.

Bedroom Two - Large double bedroom with double fronted sash windows and secondary glazing. A pair of 18th century wardrobes either side a Victorian cast iron feature fireplace. Exposed beams. Radiator.

Bathroom - A suite comprising panelled bath with shower attachment and glazed screen, pedestal hand basin, wc. Wall-mounted mirrored vanity cabinet. Partially tiled floor to ceiling in marble effect tiles. Vinyl floor tiles. Casement window overlooking rear courtyard garden. Radiator.

SECOND FLOOR

Landing - Stair ascends from landing into a lovely landing area lit by two skylights and a pair of wall-light sconces. Balustrade with pine handrail and square section balusters. Useful as a study area. Door to:

Master Bedroom Suite - Occupying the entire top floor is a beautiful master bedroom suite with an extensive array of floor-to-ceiling handcrafted painted wardrobes. High level TV point and LCD. Pair of sash window with secondary glazing to front aspect. Wall-mounted mirror. Pendant light. Radiator. Door to:

En-suite - Comprising 1200mm tiled shower enclosure, pedestal basin, wc, heated towel rail and extractor fan. Partially tiled floor to ceiling. Casement window to rear courtyard garden aspect. Vinyl floor.

OUTSIDE:

The property has a paved courtyard garden accessed via French doors from the Sitting Room. Stocked borders in an ‘L’ shaped arrangement. At the far end is the former outside privy now providing small storage shed with adjacent gate and bin store leading to the pedestrian rear access connecting to College Lane, also known as Hogg Lane. Outside tap. Two outdoor lamps. A surprisingly private garden by town standards with a southerly aspect; enclosed by panel fencing with brick and flint wall to the rear boundary and a box hedge to the side.

GENERAL INFORMATION:

TENURE
The property is offered to rent and is available 15th September 2023.

SERVICES
Mains water, drainage, electricity. Gas-fired central heating. Broadband internet. AGENT’S NOTE: none of these services have been tested.

LOCAL AUTHORITY
St. Edmundsbury District Council
Tax band D – £1,993.41 (2022/23) NB Charge exempt for visiting USAF.

VIEWING ARRANGEMENTS
Strictly by prior appointment through the landlord’s managing agent: Whatley Lane Estate Agents (WLEA). If there is anything of particular importance, please contact us to discuss, especially before embarking upon your journey to view the property.

DIRECTIONS (IP33 1QD):

From London/Cambridge (by car) exit the M11 at Junction 9 and take the A11 towards Newmarket. Continue on the A14 towards Bury St. Edmunds. Exit the A14 at Junction 44, signposted 'Bury St. Edmunds West'. Take the A134 and follow signposts to the town centre, at the third roundabout head north into Southgate Street and follow the road until turning into Westgate Street passing the Theatre Royal on your left hand side. Turn right into College Street, left into Churchgate Street and then left into Guildhall Street and No.28 is 50 metres along the street on the left hand side marked by our To Let board.

From the town centre (on foot) leave the Market Square, proceed south down Guildhall Street passing our office on the left in Churchgate street continuing down Guildhall Street where No.28 is 50 metres on the left hand side marked by our To Let board.