Holbrook, Ipswich, Suffolk, IP9

Enjoying a rural, edge of village setting amidst delightful gardens and grounds. A handsome and elegantly appointed Victorian farmhouse.

Dating from 1866 and formerly the Victorian dairy farm for the Woolverstone Hall Estate, Grove Farm is non listed and presents handsome red brick elevations with deep sash windows, overlooking its delightful gardens and grounds.

The easy flow of accommodation, which extends to some 3,346 sq ft, includes a central reception hall set off which is an elegant drawing room, with a fine bay featuring three full height sash windows. On the other side of the hall is a twin aspect, atmospheric sitting room, whilst beyond a snug study, the dining room, with its wide French windows opening onto a west facing terrace, is open plan into the farmhouse kitchen, with its AGA and walk-in larder. The service rooms include a boot room, utility room, cloakroom and cellar.

On the first floor set off an open central landing are four double bedrooms and an interconnecting fifth, together with two bathrooms. The house benefits from an oil-fired central heating system.

OUTSIDE

The driveway leads to a gravelled turning and parking area to the east of the house with access to the service courtyard, with its range of pretty domestic stores.

Opposite, a range of brick barns provides stables, workshop and multipurpose stores opening onto a walled courtyard. The second of these buildings has planning permission for conversion to a flexible use annexe with workshop. Full planning details online at:-

Babergh District Council
planning.baberghmidsuffolk.gov.uk
Planning ref:- DC/23/04668.

GARDENS & GROUNDS

The beautifully landscaped gardens are a significant feature of Grove Farm and create a wonderfully secluded setting. Set principally to the south and west, the well-kept lawns are enclosed by manicured yew hedging and have deep, well stocked and colourful herbaceous and shrub borders. There is a sun trap terrace, vista avenue with a screening backdrop of maturing woodland, together with a secret pool garden sheltering the heated outdoor pool. A further archway leads into the orchard garden, with its flanking horse chestnut trees and box garden. To the south, mown paths are cut through the wildflower meadow, which is interplanted with a variety of trees, and adjoining is a hard tennis court sheltered by further mature hedges. A five bar gate accesses a 9 acre grassland meadow. In all this very complete country residence extends to about 16 acres.

LOCATION

Grove Farm enjoys a rural setting bordering surrounding farmland on the edge of Holbrook, one of the most sought after villages in south Suffolk. There is an active community and a good range of local amenities, including a village stores/post office, doctors’ surgery, and sports centre. In addition to a primary and high school, Holbrook is home to the Royal Hospital School, whilst Ipswich High School is situated in the nearby village of Woolverstone. The Stour and Orwell estuaries, with marinas at Shotley and Woolverstone, together with Alton Water Reservoir, provide a wide variety of water sport opportunities, whilst the county town of Ipswich is just 6 miles to the north offering a full range of shopping, commercial and recreational facilities.

The region’s main road (A14 and A12) network is easily accessible, linking to Cambridge, The Midlands and London’s M25 and main line rail services run regularly from Manningtree and Ipswich stations (6½ miles and 5½ miles) to London’s Liverpool Street Station in about 60 and 70 minutes respectively.

DISTANCES

Holbrook village – within walking distance
Ipswich – 5.5 miles (London Liverpool Street Station 70 mins)
A12/A14 - 3 miles
Manningtree Station – 6.5 miles (London Liverpool Street Station (60 mins approx)

DIRECTIONS (IP9 2PH)

From Ipswich travel in a southerly direction on the B1456 signed to Shotley. Pass under the Orwell Bridge and along the river bank, climb the hill and proceed through Freston. Turn right at the water tower and proceed towards Holbrook. After passing the village sign turn left immediately before reaching the first houses of the village. Follow the track driveway flanked by fields and turn right where the drive divides to reach the driveway of Grove Farm.

What3words: mothering.readers.airstrip

PROPERTY INFORMATION

Services: Mains water and electricity are connected to the property. In addition, a private well provides the opportunity for a garden supply. Drainage is to a traditional private chamber system.

Broadband: Fibre broadband is available to the property.

Fixtures & fittings: Carpets and floor coverings are included. Items regarded as fixtures, together with curtains, are initially excluded although certain items may be available by separate negotiation.

Public Footpath: A public footpath runs along a section of the drive between the house and farm buildings before heading across the meadows.

EPC: F

LOT TWO – BARN RANGE

The adjacent range of well-screened Model Farm Barns, which have planning permission for residential conversion, may also be available. Contact the agents for more information and particulars.

Viewings: By appointment with Jackson-Stops.