Holbrook, Ipswich, Suffolk, IP9

An impressive country house with established grounds in need of refurbishment.

Description

Holbrook House is an impressive Grade II Listed country house, referred to as the "Superintendent's House" set in a secluded position neighbouring Royal Hospital School with no passing traffic. The house is surrounded by mature grounds, belts of trees and woods and is just outside the village of Holbrook.

This substantial country house does require complete modernisation.

Accommodation
Ground Floor

Steps lead to the entrance hall, featuring the principal staircase to the first and second floors. The two principal reception rooms are particularly impressive, enjoying high ceilings, bay windows, attractive fireplaces and doors opening directly onto the gardens. The dining room also benefits from stripped wooden flooring and access to a covered seating area which looks over the gardens.

To the end of the inner hall is the sitting room, centred around an open fireplace and featuring an elegant arched glazed door. Adjoining this is the study, also with a fireplace, together with a generous cloakroom with WC. A secondary hallway leads to the utility room, back hall with secondary staircase and access to the two cellar rooms.

The kitchen is fitted with a comprehensive range of wall and base units and has a traditional four-oven oil-fired Aga. It leads through to a side hall with a door opening to the courtyard and a further cloakroom.

First Floor

The principal landing serves four double bedrooms, together with a family bathroom, separate shower room and an additional cloakroom. Most of the bedrooms retain original fireplaces, built-in storage cupboards and large sash windows, providing excellent natural light and attractive views over the grounds.

Second Floor

The second floor provides three further bedrooms together with a self-contained apartment comprising a kitchen, bedroom (8) with fireplace and bathroom (4), offering flexible accommodation.

OUTSIDE
The drive leads past The Lodge (Lot 2, two/three bedroom cottage available by separate negotiation) before a sweeping driveway continues through impressive mature parkland trees, culminating in an expansive turning circle and parking area to the front of the house.

Beyond the parking area, decorative wrought iron gates open into an exceptional walled garden, stocked with a variety of flowering plants, established shrubs and fruit trees. To the far end are the original brick base of a former greenhouse, old raised vegetable beds and a fruit cage.

To one side of the house is an additional hardstanding area providing access to the double garage.

A pathway continues around the house, passing mature specimen trees, clipped yew hedging and an attractive gravel area before opening onto further lawns. A magnificent cedar tree provides a striking focal point, while a covered seating area is an ideal space for outdoor entertaining. Steps descend to the former hard tennis court, enclosed by mature hedging and enjoying a delightful backdrop of the neighbouring parkland.

Lot 2 - The Lodge (Available by separate negotiation)

Located at the entrance to the main house and entered via a half-glazed door, the hallway provides access to the kitchen, fitted with a range of base and wall-mounted units and a glazed door opening onto the rear courtyard.

The sitting room is a comfortable and characterful space, centred around an open fireplace with fitted cupboards to one side. From here, a door leads to a bedroom, which shares a bathroom with the second bedroom.

A small inner hall leads to an attractive front sitting room/bedroom 3, featuring a bay window that enjoys a pleasant outlook. The bathroom is fitted with a traditional white suite comprising a wash basin, WC and bath.

To the rear, a paved courtyard provides access to three useful stores together with the boiler room. Beyond, the gardens rise to an elevated position, enjoying a picturesque woodland backdrop and attractive views across the adjoining parkland.

Lot 3 - Wood/Parkland amounting to 6.5 acres

Situated to the front and side of the main house with numerous established trees and open grassland.

Location

The village, one of the most sought after in south Suffolk, has an active community and within the village centre there is a good range of local amenities, including a village stores, a post office, doctors’ surgery, sports centre, tennis club and local pub. In addition to a primary and high school, Holbrook is home to Royal Hospital School which neighbours the property. The nearby Stour and Orwell estuaries, with marinas at Shotley and Woolverstone, together with the nearby Alton Water Reservoir, provide a wide variety of water sport opportunities. The county town of Ipswich is just 4 miles to the north and provides a full range of shopping, commercial and recreational facilities. The region’s main road (A14 and A12) network is easily accessible and links to the east coast ports as well as Cambridge and The Midlands and London’s M25. Main line rail services run regularly from Ipswich and Manningtree (6 miles and 4 miles) to London’s Liverpool Street Station in about 70 and 55 minutes respectively.

Square Footage: 5,782 sq ft


Acreage: 6.62 Acres

Directions

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Additional Info

The services to Holbrook House is fed by the school and they will disconnect. A new electricity supply will need to be connected to the house.

A new water supply is being installed to the site in late 2026 and the buyer will be responsible for the connection of the new mains supplies to the property.

The purchaser will also be responsible for installation of a new treatment plant or alternatively continue the use of the school's sewage treatment plant (details of such an arrangement to be confirmed).

The house also requires a new oil fired central heating boiler.