4,588 properties for sale in IP11

An exceptionally rare opportunity to acquire a substantial 0.26-acre holding Inside Frinton's Gates, comprising a six-bedroom detached residence together with two substantial additional buildings and approximately 7,400 sq in total. At the heart of the property is an impressive six-bedroom detached family home extending to approximately 2,800 sq ft, with generous living accommodation, private rear garden, ample parking and a double garage. What makes this property truly unique, however, are the two additional buildings: a single-storey workshop/factory of approximately 2,786 sq ft and a separate two-storey workshop/store of approximately 1,793 sq ft. It is this extraordinary combination of location, land and existing buildings that creates such an exciting opportunity. A purchaser could retain the substantial family home while exploring the potential of the additional buildings for business, investment or other uses, subject to any necessary consents. For those with a bigger vision, th

A well-presented two-bedroom first-floor apartment, ideally located close to Ipswich town centre, the Waterfront and train station, with residents' parking and communal gardens. Offered for sale with NO ONWARD CHAIN. The property offers well-proportioned accommodation comprising a welcoming entrance, a large reception room providing a generous space for both living and dining, and a fitted kitchen. There are two double bedrooms, with the master bedroom benefiting from an en-suite shower room, alongside a separate family bathroom. The property also benefits from residents' parking and access to well-maintained communal gardens. Compair Crescent is ideally positioned for access to Ipswich town centre, providing a wide range of shops, restaurants, cafs and leisure facilities. The popular Ipswich Waterfront is also close by, offering an excellent selection of bars, restaurants and riverside amenities. Ipswich railway station is within easy reach, providing regular services to London Liverp

A beautifully presented and exceptionally spacious THREE/FOUR BEDROOM townhouse, constructed by the award-winning Hopkins Homes. Offering versatile accommodation arranged over three floors, this impressive property combines contemporary style with practical family living. The property falls within the highly regarded Northgate High School catchment area and is also conveniently located for St Alban's Catholic High School. From the outset, the property boasts excellent kerb appeal and benefits from a private driveway, along with an integral garage. Internally, the welcoming entrance hallway leads to a ground floor cloakroom, separate utility room and a versatile fourth bedroom/sitting room, providing an ideal space for guests, a home office or additional reception room. The first floor offers a particularly impressive open-plan kitchen/diner, complemented by a generous and light-filled lounge. To the second floor are three excellent-sized bedrooms, including a principal bedroom with en-

Council tax band: B. A well-maintained modern semi detached home within a no-through road on the popular Rendlesham development. The accommodation comprises an entrance hall, cloakroom, kitchen, lounge and conservatory on the ground floor with two double bedrooms and a bathroom to the first. There's gas central heating, double-glazed windows, garage and a driveway. Rendlesham is situated approximately six miles from the riverside town of Woodbridge and offers a good level of amenities including a convenience store, NHS Dental Practice and regular bus service in to Woodbridge. There is a modern primary school, (rated Good by Ofsted), and nearby Rendlesham Forest offers beautiful natural surroundings and pleasant walks. To the north, along the coast, Aldeburgh is approximately 15 minutes by car. Property additional info Entrance Hall: With stairs off to the first floor and doors to. Cloakroom: Fitted with a WC and wash basin. Kitchen: 2.52m x 1.81m (8' 3 x 5' 11) |With wall and base cabi

A superb opportunity to acquire this spacious TWO BEDROOM extended property, occupying an excellent and unusually generous plot within a highly regarded residential cul de sac in Kesgrave. The property offers spacious accommodation, excellent parking and significant potential for further extension (subject to planning). The accommodation is approached via a spacious entrance hallway, leading to a large lounge/diner and impressive open-plan fitted kitchen/diner. There are two excellent-sized bedrooms, a fitted family bathroom and a separate shower room. Externally, the property occupies a superb plot with a large, unoverlooked rear garden, offering excellent outside space. To the front is a large driveway, together with a further gated driveway, providing excellent off-road parking. The property also benefits from a double-length garage plus a further integral garage, offering superb storage and additional potential. Situated in a prime residential cul-de-sac location, the property is c

Situated in the desirable village of Melton, this well-presented first-floor studio apartment offers comfortable and modern living accommodation, making it an ideal choice for a first-time buyer, professional or investment purchaser. The property benefits from an allocated parking space, communal gardens and is offered in excellent condition throughout. The accommodation comprises a spacious open-plan living area with ample room to accommodate both living and sleeping areas, together with useful built-in wardrobe space. There is a separate modern fitted kitchen and a separate modern shower room, providing practical and well-appointed accommodation. Melton is a popular village located just outside Woodbridge, offering a peaceful setting while remaining within easy reach of the amenities and attractions of the surrounding area. The village has a strong community feel and benefits from local facilities, while Woodbridge provides a wider selection of shops, restaurants, cafs and leisure fa

SUMMARY NO ONWARD CHAIN - A great opportunity to purchase this semi-detached home located to the North-West of Ipswich, close to local shops, schools, bus service and Broomhill Park. Arranged across two floors, comprising: entrance hall, lounge & dining rooms, modern fitted kitchen, G/F cloakroom, utility room, stairs to first floor leading to 2 double bedrooms and spacious shower room. The property benefits from fitted wardrobes and units, double glazing throughout and there is gas central heating. Outside, front and rear gardens, lean-to covered area and a spacious workshop with power & light, set at the bottom of the garden ideal for storage or for a small business, such as nail or hair salon (stpp). BOOK TODAY TO VIEW THE POTENTIAL OF THIS PROPERTY. ENTRANCE HALL Laminate flooring, radiator with shelf over, stairs to first floor, door into dining room. LOUNGE/DINER 22' 6 x 11' 3 (6.86m x 3.43m) Laminate flooring, built in units in both alcoves, double glazed window to rear aspect,

SUMMARY An immaculately presented family home of excellent proportions, favourably located in the favourite Crofts to the North West of Ipswich, convenient to local shops, amenities, Man In The Moon Public House, and town central bus stop. The generous accommodation comprises; entrance hall, fitted kitchen, separate utility room (part converted garage space), spacious open plan sitting and dining room, and integrally accessed storage area which is also accessed externally by remotely operated roller shutter on the ground floor, with landing, three double bedrooms and four-piece bathroom on the first floor. To the outside there is ample driveway parking, whilst to the rear there is an attractive garden mainly laid to lawn with Indian Stone patio and wooden sheds, all enjoying an open Easterly outlook. Recent additions include a sixteen panel solar system with battery storage, providing an income. Early viewing to fully appreciate this impressive home is highly advised. DOUBLE GLAZED ENT

We are delighted to offer for sale this modernised 3 bedroom semi-detached family home, which has been modernised by the current owners over the past 8 years to include new kitchen and bathroom, re-wired with modern consumer unit, re-plastered throughout, new fitted double glazed windows and a water softener has been installed. There are front and rear gardens, a drop kerb provides off road parking, and the property is within walking distance to local shops, schools and bus service. The property comprises entrance hall, lounge, conservatory, modern fitted kitchen, G/F bathroom, stairs to first floor leading to 3 bedrooms. Further benefits include gas central heating and double glazed throughout with a recently replaced back door. CALL TODAY TO BOOK YOUR VIEWING. ENTRANCE HALL UPVC door into entrance hall, stairs to first floor, radiator, door to lounge, kitchen and bathroom. LOUNGE 15' 5 x 11' (4.7m x 3.35m) Carpeted flooring, radiator, door to under stairs walk in cupboard with double

This tastefully improved and extended 1930's three/four bedroom detached house boasts an array of original features whilst having benefited from a full refurbished by the current owners. Benefits include a 26'2 family room/dining area, a 18'9 luxury fitted kitchen with separate utility room, a ground floor cloakroom, en-suite to master bedroom, well maintained 60' southerly facing rear garden and driveway providing off street parking for up to two vehicles. The property is situated on the seafront side of Holland on Sea within easy reach of nearby amenities, seafront and preferred schooling. In the valuers opinion the property is presented in faultless condition and must be viewed to be appreciated. Double glazed composite entrance door leading to:- ENTRANCE HALL Skimmed ceiling, staircase to first floor with storage beneath, radiator, access to:- CLOAKROOM Luxury fitted comprising low level w.c vanity wash hand basin, double glazed window to side, complementary tiling to walls, tiled

Situated within the established and highly desirable part of the popular Grange Farm development, this handsome FOUR BEDROOM DETACHED family home offers beautifully presented accommodation complemented by a stunning exterior and stylish interior. The property is presented in excellent decorative order throughout and provides an ideal combination of generous living accommodation, quality fittings and attractive outside space. The property enjoys a good-sized frontage with a double-width driveway providing ample off-street parking and access to the integral garage. Upon entering, the welcoming entrance hallway provides access to the principal ground floor accommodation and includes a convenient ground floor cloakroom. The spacious lounge/diner provides an excellent main reception space while the impressive luxury fitted kitchen provides a stylish and practical heart to the home. To the first floor are four excellent-sized bedrooms, offering versatile accommodation for a growing family, w

This comfortable and well-maintained one-bedroom maisonette presents an excellent opportunity for first-time buyers or investors seeking a low-maintenance property close to the coast.Opening paragraphAccommodation comprises with approximate room sizes as follows:Entrance door to:LANDINGKITCHEN2.74m x 2.44m (9'0 x 8'0 )LOUNGE4.27m x 2.79m (14'0 x 9'2 )BEDROOM3.96m x 3.35m (13'0 x 11'0 )BATHROOM1.68m x 1.68m (5'6 x 5'6 )AMLANTI-MONEY LAUNDERING REGULATIONS 2017 - In order to comply with regulations, prospective purchasers will be asked to produce photographic identification and proof of residence documentation once entering into negotiations for a property.Agents Note SalesPLEASE NOTE - Although we have not tested any of the Gas/Electrical Fixtures & Fittings, we understand them to be in good working order, however it is up to any interested party to satisfy themselves of their condition before entering into any Legal Contract.Leasehold InformationLease Term Remaining: 65 YearsGround Ren

Located in a desirable cul-de-sac within the popular Cann Hall Development, this well-presented property is offered with no onward chain. Benefits include a conservatory, off-road parking and garage, making this an excellent opportunity for a variety of buyers.Opening paragraphAccommodation comprises with approximate room sizes as follows:Entrance door to:PORCHLOUNGE4.39m x 3.66m (14'5 x 12'0)KITCHEN/BREAKFAST ROOM4.39m x 3.76m (14'5 x 12'4)CONSERVATORY4.78m x 2.57m (15'8 x 8'5)FIRST FLOORBEDROOM ONE4.45m x 3.05m (14'7 x 10'0)SHOWER ROOM1.93m x 1.68m (6'4 x 5'6)BEDROOM TWO2.97m x 2.59m (9'9 x 8'6)BEDROOM THREE3.05m x 1.83m (10'0 x 6'0)OUTSIDEOUTSIDE REARMaterial InformationCouncil Tax Band: BHeating: GasServices: Mains electricity - YesMains gas - YesMains water - YesMains drainage - YesOther -Broadband: SuperfastMobile Coverage: O2 - 72%EE - 82%Three - 76%Vodafone - 76%Construction: ConventionalRestrictions: N/ARights & Easements: N/AFlood Risk: Rivers & Sea - Very LowSurface Water -

SURPRISINGLY SPACIOUS TWO BEDROOM apartment located within short walking distance of Ipswich`s historic waterfront, town center and University. Through the front door leads into the long hallway with handy cloakroom toilet to the left, and large storage cupboard incorporating the boiler to the right hand side. Further along the corridor are the two large double bedrooms; the master bedroom has slim window allowing additional light. From the master bedroom there is an ensuite shower room and the second double bedroom has ensuite bathroom with shower over bath. At the end of the hallway is the huge living space with windows along the entire far wall. As the apartment is a located in the corner of the building there is an addition slim window allowing more natural light than many. The modern fitted kitchen has integrated fridge freezer, washing machine. oven, hob and extractor and the work top runs in to a large breakfast bar by the windows. The apartment is located on the ground floor (a

Situated in the heart of Ipswich town centre, this spacious two-bedroom first-floor apartment offers an attractive investment opportunity, requiring modernisation and improvement. The property benefits from two bathrooms, secure residents parking to the rear and is offered with no onward chain. The property has scope to enhance its rental appeal through refurbishment, with potential for a gross yield of 15% or more following renovation, subject to achieved rents and purchaser costs. The central location provides easy access to Ipswichs extensive range of shops, restaurants, bars and everyday amenities, whilst Ipswich railway station provides mainline services to London Liverpool Street. Ipswich Marina and the waterfront are also readily accessible, adding to the appeal of the location for both residents and tenants

Situated in the highly desirable and sought-after Bell Lane area of Kesgrave, this outstanding FOUR BEDROOM detached chalet-style bungalow offers superb and versatile family accommodation, beautifully presented throughout and occupying a large, unoverlooked plot. The property boasts an impressive frontage with a large block-paved driveway providing off-street parking for multiple vehicles, together with an oversized detached garage. There is also potential to extend the loft further, subject to planning permission. A welcoming entrance vestibule with feature glass window leads into a spacious entrance hallway. The separate lounge features bi-fold doors overlooking and opening onto the generous rear garden, whilst the impressive open-plan luxury fitted kitchen/diner/family room provides an ideal space for modern family living and entertaining. The ground floor offers three excellent-sized double bedrooms, a luxury family bathroom with bath and separate shower, ground-floor cloakroom and

A stylish extended three-bedroom semi-detached home occupying a popular position within the sought-after IP4 area of Ipswich, with Northgate and Copleston High Schools nearby. Offering superb family living space including a modern fitted kitchen with adjoining dining and family area, separate living room and ground floor WC. Outside, a lovely lawned rear garden extending to approximately 80ft features a purpose-built detached garden office/studio with broadband connection, providing an excellent work-from-home environment, alongside a summer house and off-road parking for two vehicles. About the property Situated within the ever-popular IP4 area of Ipswich, with Northgate and Copleston High Schools nearby, this well-presented extended three-bedroom semi-detached home offers spacious and well-planned accommodation ideally suited to modern family living. The property has been thoughtfully extended to the rear, creating a modern fitted kitchen which adjoins the dining and family area. The

For sale: a Three/Four-bedroom semi-detached house in Felixstowe, offering substantial accommodation and clear scope for renovation and improvement. The ground floor currently provides two reception rooms, both of good proportions, with bay windows bringing in natural light to the front. These spaces lend themselves well to creating a main living room and separate dining or family room. The kitchen is a separate room to the rear. Upstairs, the property offers three/four bedrooms, providing flexible options for family living, home working or hobby rooms. There is one bathroom with WC, wash basin and shower. Outside, the house has a small front area with established planting and a pathway to the entrance. The immediate surroundings are residential, with similar period homes nearby. The property is well placed for Felixstowes seafront and beach, with its promenade, amusements and cafs a short distance away. Felixstowe town centre offers supermarkets, independent shops, restaurants and eve

Within the heart of the market town of Woodbridge is this three-bedroom mid terrace property. Conveniently situated within walking distance to the town centre & train station. The property is being offered for sale with NO ONWARD CHAIN. The property comprises an entrance hallway leading to a spacious living room, enhanced by a dedicated dining area. French doors open onto the patio, flooding the space with natural light and creating a bright, comfortable atmosphere. To the rear, the extended kitchen features a range of eye- and base-level units, providing ample storage and workspace. A convenient storage area and a well-proportioned bathroom complete the ground floor, fitted with a modern three-piece suite. The first floor boasts a generous principal double bedroom, along with two further well-proportioned bedrooms, making this property a perfect family home. The property is ideally located being only a short walk to the Town Centre and Waterfront. Woodbridge itself being a picturesque

Council tax band: C. An extended and spacious family home with a large garden and off road parking. Accomodation comprises a 21' living room, 17' kitchen, further living room and four bedrooms plus dressing room/office. There is a conservatory, generous garden, driveway for off road parking plus double glazing ad gas central heating - a lovely family home. Gloucester Road is situated to the south east of Ipswich Town Centre with its the huge array of shopping, leisure and recreational facilities. There's a vibrant marina, university, mainline rail station (including direct link to London Liverpool Street) and excellent road links. Property additional info Porch: Front entrance door, double glazed to three aspects, space for shoes & coats, door to. Hall: Stairs to first floor, built in storage under stairs, doors to. Living Room: 13' 3 (into bay) x 11' 6 Double glazed windows to front, feature fireplace and radiator. Kitchen: 17' 10 x 8' 5 max (6' 2 min) An extended L-shaped room with w

A great opportunity to acquire this charming two bedroom mid-terrace cottage located in this non estate location. This deceptively spacious home has been owned for some 60 years by the present owners who have now decided its time to move on to pastures new. The property has been kept in excellent condition over the years and benefits from double glazing, gas to radiator heating, 23ft living/dining room for entertaining, fitted kitchen, ground floor cloakroom, conservatory/garden room with French doors to a decked area overlooking the garden, two double bedrooms and a first floor bathroom. This lovely home has a semi-rural aspect and looks out over open fields to the front elevation and over to the creek to the rear elevation. An opportunity should be made at your earliest convenience to avoid genuine disappointment

A spacious and versatile four-bedroom detached chalet bungalow situated in the popular village of Thorpe-le-Soken, offered for sale with no onward chain. The property provides well-proportioned accommodation arranged over two floors, making it an ideal home for families or those looking for flexible living space. The ground floor offers comfortable living areas alongside bedrooms and practical facilities, while the first floor provides additional bedrooms and space that could be adapted to suit individual needs.Opening paragraphAccommodation comprises with approximate room sizes as follows:Entrance door to:ENTRANCE HALLBEDROOM FOUR3.43m 2.59m (11'3 8'6 )BATHROOM2.34m 1.83m (7'8 6'00 )BEDROOM ONE4.78m 3.96m (15'8 13'00 )EN SUITE2.06m 1.83m (6'9 6'00 )DINING ROOM4.42m 4.39m (14'6 14'5 )LOUNGE5.94m 3.78m (19'6 12'5 )KITCHEN3.71m 2.51m (12'2 8'3 )UTILITY ROOM2.44m 1.85m (8'00 6'1 )OFFICE3.23m 2.74m (10'7 9'00 )BEDROOM THREE4.09m 3.68m (13'5 12'1 )BEDROOM TWO4.27m 4.09m (14'00 13'5 )OUTSIDE

This comfortable and well-maintained one-bedroom maisonette presents an excellent opportunity for first-time buyers or investors seeking a low-maintenance property close to the coast.Opening paragraphAccommodation comprises with approximate room sizes as follows:Entrance door to:LOUNGE4.88m x 2.74m (16'0 x 9'0 )KITCHEN3.66m x 1.83m (12'0 x 6'0 )BATHROOM1.96m x 1.83m (6'5 x 6'0 )BEDROOM3.66m x 2.57m (12'0 x 8'5 )OUTSIDEAMLANTI-MONEY LAUNDERING REGULATIONS 2017 - In order to comply with regulations, prospective purchasers will be asked to produce photographic identification and proof of residence documentation once entering into negotiations for a property.Agents Note SalesPLEASE NOTE - Although we have not tested any of the Gas/Electrical Fixtures & Fittings, we understand them to be in good working order, however it is up to any interested party to satisfy themselves of their condition before entering into any Legal Contract.Leasehold InformationLease Term Remaining: 77 Years Ground Re

Situated just one mile from Clacton town centre and mainline railway station with direct links to London, Liverpool Street is this split level four bedroom maisonette. There is an existing tenant so ideal as an ongoing buy a let investment generating an annual income of ?15,000 PA (11% + yield). The property benefits from a garage en-bloc, balcony, gas central heating and double glazing. Entrance Porch: First Floor Landing: Lounge / Diner 16'6 x 11'6 (5.03m x 3.51m) Kitchen 8'6 x 7'8 (2.59m x 2.34m) Second Floor Landing: Bedroom One 12'6 x 9'9 (3.81m x 2.97m) Bedroom Two 11'6 x 10' (3.51m x 3.05m) Bedroom Three 9'6 x 5'5 (2.90m x 1.65m) Bathroom: Outside: Garage En-Bloc: Communal Front Garden: Agents Note: 999 year lease from 1974. Service Charge approximately ?1,000 per annum. Please note all room measurements are approximate. Material information for this property:- Tenure is Leasehold. Council Tax Band B. EPC Rating ? to be confirmed. Services Connected. Electricity - Yes. Gas - Yes

Occupying a desirable position on the highly regarded Grange Farm development, this beautifully presented FOUR BEDROOM detached family home offers exceptionally spacious and versatile accommodation, finished to a high standard throughout. The property is approached via a large block-paved driveway, providing ample off-road parking, and is entered through an impressive storm porch leading into a spacious and welcoming reception hallway. The ground floor offers excellent family living space, including a generous lounge, a separate dining room and a versatile playroom/home office. At the heart of the home is a contemporary fitted kitchen, complemented by a modern utility room, while a superb conservatory/garden room with a warm roof provides additional year-round living space and enjoys pleasant views over the rear garden. To the first floor are four well-proportioned bedrooms, including a particularly spacious principal bedroom featuring a stylish modern en-suite shower room. The remaini

The property offers a generous and thoughtfully arranged layout, beginning with a welcoming entrance hall that provides access to the principal reception areas. The living room is well-proportioned, featuring a central fireplace that adds a focal point and warmth to the space. Large windows allow for excellent natural light, and glazed double doors open into a bright conservatory / garden room which enjoys views of the garden and adds an additional reception area that can be enjoyed year-round. The dining room, accessed via both the hallway and living room, offers ample space for entertaining, with glazed doors opening out to a patio area, encouraging a seamless connection between indoor and outdoor living. The kitchen is well-fitted with a comprehensive range of traditional-style cabinets providing extensive storage and work surfaces. It benefits from dual-aspect windows and a practical layout that includes space for all necessary appliances. A side hallway leads from the main living

A spacious, flexible, Four-Bedroom Semi-Detached Home with ample parking and attractive garden; ready for entertaining and children friendly. A well-presented four-bedroom semi-detached property offering spacious and versatile accommodation, complemented by excellent off-road parking and a beautifully landscaped rear garden. The ground floor provides a welcoming lounge, separate dining room, and a bright conservatory, creating a range of comfortable living and entertaining spaces. The property also benefits from a fourth bedroom, currently used as an office, providing excellent flexibility for those working from home, accommodating guests or requiring an additional bedroom. The flexible accommodation could suit a range of family dynamics and viewing is recommended to consider possible adaptations to current configuration. The property features a stylish integrated kitchen with granite work surfaces, providing a practical and attractive space for everyday cooking and entertaining. The g

A spacious and well-presented three-storey semi-detached house, ideally situated within the highly desirable Ravenswood development. Offering versatile accommodation across three floors, the property benefits from a detached garage, car port and driveway parking, together with a good-sized rear garden. The ground floor comprises a welcoming entrance hall with access to a cloakroom and a useful double bedroom, which benefits from double doors opening directly onto the rear garden. The garden also provides convenient access into the detached garage. Moving to the first floor, the property offers a generous reception room, providing an excellent space for relaxing and entertaining, alongside a large kitchen/diner with ample room for a dining table and chairs. The second floor provides a spacious master bedroom with fitted wardrobes and en-suite shower room, together with a further double bedroom also offering fitted wardrobes and a modern family bathroom. Externally, the property benefits

Council tax band: B. A Charming and well presented Grade II Listed two bedroom Cottage believed to date back to the early 1700's. The property is in a great location close to the town centre, railway station, leisure centre and the River Deben where there are beautiful walks in either direction. A great first home which has also been used previously as a successful holiday let. The historic and picturesque town of Woodbridge lies on the banks of the River Deben and is popular with sailing enthusiasts and those wishing to enjoy the pace of life that a Suffolk market town has to offer! The property is located in central Woodbridge within close proximity to the Thoroughfare with it's wide range of shops, cafes and restaurants on offer. Property additional info Living Room: 10'9 max (10'4 min) x 10' Window to front, feature fireplace with brick surround and hearth, built in cupboard, radiator, original style brick flooring and door to. Kitchen: 10'8 x 10'4 max (7'7 min) Double glazed sash

Council tax band: C. A beautifully presented bungalow in a generous plot on the outskirts of Woodbrigde. The property has been extended to offer large kitchen/Breakfast Room, Living Room and two double bedrooms with en-suite to bedroom one plus a usable loft with power and light connected. There is a driveway, workshop and large well stocked rear garden. The historic, picturesque town of Woodbridge lies on the banks of the River Deben and is popular with sailing enthusiasts and those wishing to enjoy the pace of life that a Suffolk, Market Town provides. Manor Road sits on the outskirts just over the A12 in Hasketon still giving good access to the schools, wide range of shops, cafes and restaurants the town has to offer. Property additional info Entrance Hall: Front entrance door, built in cupboard, airing cupboard, loft access and doors to. Bedroom One: 12' 11 (into units) x 12' 11 (3.94m x 3.94m) With window to front, fitted wardrobes, radiator and door to. En-Suite Shower Room: With