Cookley, Halesworth, Suffolk, IP19

Leisure business and smallholding/equestrian opportunity situated in the rolling Suffolk countryside.

Grade II Listed 16th Century six-bedroom farmhouse with a thriving holiday cottage complex and an extensive range of outbuildings, surrounded by a substantial block of grassland.

In all extending to 52.75 acres.

For sale by private treaty as a whole or in up to two lots.

Property

Lot 1: 43.16 acres of grassland, split across four field parcels and currently grazed by sheep and cattle.

Lot 2: extending to 9.59 acres, comprising the farmhouse, five holiday cottages, range of outbuildings and two paddocks.

Location

Tucked away on a quiet country lane and accessed via a private tree-lined drive, the Property offers a truly idyllic setting in the beautiful Blyth Valley. Located near the village of Cookley and just a short drive from the market town of Halesworth, this charming rural retreat offers the perfect balance of seclusion and accessibility.

Surrounded by rolling farmland, the Property is situated in a most picturesque location, providing the perfect opportunity to establish a family home, with further potential for developing an equestrian facility, smallholding or expanding the existing leisure business.

Whilst in a tranquil location, the Property is ideally situated just ten miles from the stunning Suffolk Heritage Coast, with the popular seaside towns of Southwold, Walberswick and Aldeburgh all within easy reach.

The area is rich in attractions, from the renowned RSPB Minsmere Nature Reserve to the cultural delights of Snape Maltings and the historic charm of Framlingham Castle.

Lot 1: Land (Guide Price: £400,000)

Extending to 43.16 acres of Grade 2/3 grassland split across four field parcels, this element of the Property is currently utilised for cattle and sheep grazing. The land is fully secured for livestock grazing, bound by fencing and hedgerows, with gateways between the field parcels. The scale of the paddocks would be suited to equestrian purposes, offering capacity for a cross-country course. With a hilltop position offering commanding panoramic views over open countryside, the meadows would be well-suited to use as a site for either wedding receptions or glamping.

Situated in the north-eastern corner of the Property is a belt of mature trees, with a further hexagonal plantation situated towards the north of the site. The land is under-drained, providing suitable year-round grazing.

Lot 2: Farmhouse, Five Holiday Cottages & Farm Buildings (Guide Price: £2,100,000)

The main farmhouse is a Grade II Listed 16th Century building extending to 2,999 sq ft, with period features throughout which provide exceptional charm and character. The ground floor comprises a large kitchen, substantial feature sitting room with an open fireplace, dining room, family room, study, utility room and shower room. The elevated position of the first-floor unlocks exceptional views over the surrounding farmland, with four bedrooms, a shower room and separate bathroom. The second floor comprises two further bedrooms.

Situated within the farmyard are five holiday cottages comprising exceptionally-built barn conversions, ranging between 2-3 bedrooms in size.

Supporting the leisure business, as well as bringing in its own income directly, is a large indoor swimming pool and gym. The games room provides a further activity for holiday makers.

The remaining outbuildings are extensive and whilst these are ready-made for use as storage space, they offer potential for conversion to further holiday accommodation, residential or commercial use. Equally, reinstatement for use as livestock housing, or conversion into stabling for equestrian use, would both be suitable.

The paddock south of the farmstead is an operational Caravan Club site, with water, power and drainage connections.

45 solar panels are installed immediately south of the pool house, providing a Fixed Income Tariff. Planning permission has been approved for installation of a further 200 panels, to be sited south-west of the farmstead.


Method of Sale
For sale via private treaty.


Tenure & Possession
Vacant possession is available upon completion of the sale.

Planning
The following planning application references apply to the Property:

• C/01/0630
• C/05/2209
• C/11/0968
• DC/14/1969/LBC
• DC/14/1968/FUL
• DC/15/4061/DRC
• DC/15/5201/DRC
• DC/24/0969/FUL


Listing Status
Farmhouse: Grade II Listed (Entry Number: 1182885).


Drainage
The grassland is under-drained.


Services
Oil-fired boiler, mains water, mains electricity and private drainage.


Solar
45 solar panels are installed immediately south of the pool house.

Planning permission has been approved for installation of 200 panels situated in Lot 1, south-west of the main farmstead.

Wayleaves, Easements & Rights of Way
The Property is to be sold subject to, and with the benefit of, all existing wayleaves, easements, covenants and rights of way, whether or not disclosed.

Lot 1 benefits from a right of way over the area hatched brown towards the south of Lot 2.

A public footpath crossed the north-western element of Lot 1.


Health & Safety
All viewings are carried out at the sole risk of the viewer and neither the selling agent nor the vendor take responsibility.


VAT
Any guide prices quoted or discussed are exclusive of VAT. In the event that the sale of the Property becomes a chargeable supply for the purposes of VAT, such tax will be payable (or become payable by the purchaser) in addition to the purchase price.

Sporting, Timber & Mineral Rights

To be included insofar as they are owned.

EPC Ratings

Farmhouse F(29)

Local Authority

East Suffolk House
Station Road
Melton
Woodbridge
IP12 1RT

Viewings

Viewings are by appointment only, arranged through the selling agent.

Directions

From Cookley: continue eastwards along Halesworth Road for 1 mile, where two entranceways to the Property will appear on the left-hand-side.

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