Woodfarm Barns & Barges, Stonham Aspal, Ipswich, IP6 9TH

There are eight properties that make up Woodfarm Barns & Cottages:

Woodfarm House and Meadow View Cottage
A detached two-storey former farmhouse dating from the 15th Century that has been divided into two self-contained one-bedroom holiday lets.

5 of the properties were built about 12 years ago providing luxury holiday accommodation. Granary Barn, a former farmhouse barn dating approximately 300 years and converted in 2010, is a two-storey one-bedroom holiday letting. Alde Barn, Stour Barn and Deben Barn are detached, whilst Orwell Barn and Gipping Barn are semi-detached. Each comprises a living room/kitchen area, bathroom and one bedroom.

Internally, the properties have a hard floor covering with underfloor heating, painted plaster walls with exposed timber beams, and modern kitchen and bathroom fittings. All barns (with the exception of Granary Barn albeit, has potential for) have a hot tub within their own private garden areas. The owner maintains the accommodation to a high standard with all the accommodation fitted and fully equipped for self-catering holiday lettings.

Woodfarm Barges – there are 2 barges:

Onderneming is a 94 ft Dutch Barge moored on the River Alde at Snape Maltings. She sleeps 8 persons in 3 double bedrooms and a sofa bed.

Twee Gebroeders is a 64 ft Dutch Barge moored at the Tidemill on the River Deben in Woodbridge. She sleeps 4 persons in a twin & double cabin bedroom and is tailored for the couples, market.

All accommodation is dog friendly with the owner providing dog treats on arrival. All the accommodation at Woodfarm Barns have dog shower stations.

The principal location of the barns and cottages is within the village of Stonham Aspal, a rural location position approximately 6 miles northeast from the town of Needham Market and half a mile south of the village of Stonham Aspal.

Access is via a local road just off the A1120 which is a busy tourist route linking the A14 across to the A12 (S) and the east Suffolk coastal towns of Woodbridge, Aldeburgh and Southwold. Close by are the A140 and A14 which provides good access to Ipswich and Felixstowe in the southeast and Cambridge and the Midlands in the northwest.

The nearby town of Needham Market benefits from a rail service, whilst on the Great Eastern mainline, there are no direct trains into London with a change required at Ipswich. Journey times into London Liverpool Street from Needham Market Station take approximately 1 hour and 30 minutes.

The barges are moored on the River Alde at Snape Maltings, an AONB alongside the world famous concert halls and by the Tidemill on the River Deben in Woodbridge.

Woodfarm House – GIA 140.68 sq m (1514 sq ft)
Thatched, 500-year-old farmhouse cottage
Double bedroom with dressing room (incl. futon)
Roll top “Ball & Claw” bath
Heavily timbered lounge with open fire
Farmhouse kitchen with range
Private covered hot tub
Secluded private garden

Meadow View Cottage – GIA 91.14 sq m (980 sq ft)
Thatched, 500-year-old farmhouse cottage
Double bedroom
Wet room
Lounge with inglenook fireplace
Dining room & kitchen
Private covered hot tub
Secluded private garden

Granary Barn – GIA 53.17 sq m (572 sq ft)
300-year-old barn conversion
Double bedroom with ensuite shower
Lounge with wood burner
Equipped kitchen
Exposed beams
Enclosed private garden & patio
No hot tub but could be added

Deben Barn – GIA 36 sq m (388 sq ft)
Double ground floor bedroom
Fully equipped kitchen
Lounge with wood burner
Open plan living areas
Ground floor shower room
Enclosed private garden
Private enclosed hot tub

Alde Barn – GIA 36.7 sq m (395 sq ft)
Double mezzanine bedroom
Lounge with wood burner
Ground floor shower room
Fully equipped kitchen/diner
Private enclosed garden
Enclosed private hot tub
High vaulted ceilings

Gipping Barn – GIA 34 sq m (367 sq ft)
Double mezzanine bedroom
Ground floor shower room
Fully equipped kitchen/diner
Lounge with wood burner
Private enclosed garden
Enclosed hot tub
High vaulted ceilings

Orwell Barn – 34 sq m (366 sq ft)
Double mezzanine bedroom
Ground floor shower room
Fully fitted kitchen
Lounge with wood burner
Private courtyard garden
Enclosed private hot tub
Well-presented interior

Stour Barn – GIA 34.64 sq m (372 sq ft)
Coach house-style barn
Open plan lounge/kitchen
Wood burner fire
Double ground floor bedroom
Ground floor shower room
High vaulted ceilings
Private enclosed garden
Enclosed private hot tub

WOODFARM BARGES

Onderneming Barge
Built in 1899
94 ft in length
Sleeps 8
3 double bedrooms
3 bathrooms / 1 ensuite
2 fully fitted kitchens
Many original features
Centrally heated

Twee Gebroeders Barge
Built in 1897
64 ft in length
Sleeps 4
Twin & double cabin bedroom
Shower room
Cast iron range cooker
Saloon – lounge, kitchen, diner

All accommodation is comprehensively fitted and equipped for the trade including free to use Wi-Fi, smart TVs, free access to bikes, books and DVDs.

The barns and cottages sit within well-tended garden areas with an ornate carp fishpond, ample parking and a bike shed housing bikes free for staying guests’ use.

Our client informs us that they informally rent a two-acre meadow from a neighbour for £450 pcm to enable guests to safely exercise their dogs off-lead.

There is currently a one-bedroom annexe currently used as a staff room kitchen, laundry room and store.

In addition, there is a further two-bedroom annexe in use for owner’s/staff accommodation with a modern kitchen and bathroom.

Woodfarm Barns and Barges is a unique opportunity and the concept of our client who, after developing and operating the business since 2009, is selling to retire from the industry.

During their ownership, everything seen today has been created by our client who has dedicated 16 years to establishing one of Suffolks, if not the regions, best selection of holiday barns, cottages and barges creating a unique market principally for couples and a dog friendly retreat. Everything has been established to provide high levels of service and attractive properties tailored around the customer’s expectations which has been recognised with numerous gold standard awards from Visit England and the local tourist board.

Our client operates the business off the back of their intense marketing and PR background exploring every opportunity of promoting the business across national and local press and TV. They have one of the best websites in the industry, that guides prospective customers through the opportunities with individual introductions of the accommodation and a video walk through of each one. They even go into exceptional detail of local attractions, villages and nearby towns, and what each has to offer. Their attention to detail is quite extraordinary, and any prospective buyer will have the unique benefit of this.

The business has a very high level of repeat customers and can boast a mailing list of over 20,000 people and a busy social media presence.

Interested parties should note the property in Tuscany is excluded from this sale, however, the owner has indicated they are open to offers.

The business have their own cleaners with some employed by our client and some self-employed. The business undertakes their own laundry.

The business currently trades all year round.

We are in receipt of accounts for the years ended 30 June 2021/22/23 & 24and these can be provided to interested parties following the signing of an NDA.

Additional garden area access for the owner and staff only, but with some reconfiguration it could be possible to add a further barn/cottage (STPP).

We have made enquiries to Babergh and Mid Suffolk District Council as Local Planning Authority together with other investigations as necessary and report as follows:

The approved planning use is for use as holiday accommodation. Planning permission was granted (1411/01) dated 6th February 2002 for a change of use of the existing residential building.

The approved planning use is for self-catering holiday accommodation. They are not permitted to be used as a residential dwelling, including any use within Class C3. Furthermore, no person/s shall occupy any of the dwellings for more than 28 consecutive days or re-occupy the dwellings at any time during the first 28 days following their most recent stay.

The property is Grade II listed but not situated within a conservation area.

We are not aware of any planning enforcement or other adverse planning matters in relation to the property.

Woodfarm Barns and Cottages are all held under a freehold title.

The Barges are owned outright but are subject to the following mooring fees:

Onderneming Snape (£750 per quarter)

Twee Gebroeders (£748.80 per quarter)

In addition to mooring fees, each barge is charged for monthly electric, water, and a standing charge.

Rateable value with effect from April 2023 £18,600.