Entrance hall, 24’6 sitting/dining room, kitchen, utility room and cloakroom.  Two ground floor bedrooms with en-suite facilities.
First floor principal bedroom with en-suite shower area, separate WC and dressing area.  
Double garage with WC together with 19’7 office/studio room above.  Tar bonded gravel driveway.  Fully paved and enclosed courtyard.  South-westerly facing landscaped garden. Location
1 Rookery Barns forms part of the rural parish of Carlton, that is located to the north-west of the market town of Saxmundham.  Carlton benefits from a primary school and a well regarded public house, The Poachers Pocket. The popular market town of Saxmundham is just one mile away and offers excellent shopping facilities including Waitrose and Tesco supermarkets, primary and secondary schools, a medical centre and a railway station with connections through to Ipswich and London's Liverpool Street station.  The Suffolk Heritage Coast lies within a few miles and boasts the popular centres of Aldeburgh, Thorpeness, Southwold and Walberswick. Snape, home of the Aldeburgh Festival is also within easy reach, as is the RSPB Minsmere Nature Reserve at Dunwich. The historic town of Framlingham lies about 7 miles to the west and the county town of Ipswich lies about 20 miles to the south-west.  Directions
Proceeding in a northerly direction along the A12 continue passed Saxmundham and towards Kelsale.  Take the next turning left onto Dorleys Corner which becomes Kelsale Road.  Continue along that road for approximately half a mile and the property will be found on the right hand side. For those using the What3Words app: /// height.comical.snail Specification Main House
Approximately 2,000 sq ft (180 sqm) accommodation 
6 year structural warranty
Galvanised steel guttering and downpipes
Aluminium faced triple glazed windows
Air source heat pump providing hot water and heating
Ground floor zoned underfloor heating with electric radiator heating on first floor
Heated towel rails in all bathrooms
Bespoke kitchen with Purbeck Stone & Stiffkey blue painted cabinetry and white quartz work surfaces
Fully integrated kitchen appliances
Neff single oven
Neff combination oven
Neff 80cm induction hob in island with downdraft extractor
Neff dishwasher
Neff American style fridge/freezer with ice maker
Cable wine cooler
En-suites to all three bedrooms with Grohe fittings, tiled floors, showers with large soaker heads and hand-held showers in all
Oak and Stone floor finishes in all the reception /kitchen areas downstairs
Low energy LED light fittings throughput 
Media cable network throughout the house

Garage and External Areas
Double automated garage doors
Garage pre-wired for electric vehicle charging point
External LED lighting around barn and garage
External taps and power sockets to courtyard and rear garden
Fully porcelain tiled courtyard garden with oak framed raised planting areas
Tar bonded gravel driveway
Fenced with a mixture of red brick walls and metal estate fencing combined with mixed native hedging
External CCTV camera covering house, gardens and garage
Approximately 0.32 acres (0.13 hectares) Viewing - Strictly by appointment with the agent.   Services - Mains electricity and water.  Private drainage system.   Broadband - To check the broadband coverage available in the area click this link – Mobile Phones - To check the mobile phone coverage in the area click this link – Structural Warranty - The property will be sold with a 6 year warranty certificate, provided by ABC+.   EPC - Predicted Rating = B (Copy available from the agents upon request). Council Tax - To be assessed.   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. January 2026