Cookley, Halesworth IP19
Holiday Complex
Asking price
£2,500,000
Leisure business and smallholding/equestrian opportunity situated in 52.75 acres of rolling countryside. Grade II Listed 16th Century six-bedroom farmhouse with a thriving holiday cottage complex and an extensive range of outbuildings. For sale as a whole or in two lots.
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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Carter Jonas Contacts
Jamie Elbourn
Scott Riggs
The next steps...
1
Establish funds
How will you fund the purchase?
Before making an offer on a property you will want to consider your financial situation, your income and outgoings.
Will you finance the purchase of your next property from the sale of an existing property which can put you in a chain, arrange a mortgage through your bank or buy the property outright.
To help you finance your next property purchase, we have a long established relationship with an independent mortgage broker who can discuss your situation with you.
Remember that having a 'mortgage decision in principle' can make you a more attractive buyer when you make an offer on a property. Contact our mortgage advisers for free, no obligation and impartial advice.
Some advantages of a broker are:
- They do all the legwork for you, working on your behalf with the lender
- They compare wholesale mortgage rates from a large number of banks and lenders all at once
- Their wholesale interest rates can be lower than retail (bank branch) interest rates
- They offer more loan options because they work with numerous banks and lenders
- They can finance tricky deals because of their knowledge and various lending partners
- They are typically easier to get in contact with, and are less bureaucratic.
However advantages of working with your bank are:
- You may be able to build off an existing relationship (and gain discounts if you have a checking or savings account)
- You may already know the banker who will handle your mortgage
- Banks may be more accountable than a smaller shop
- They may offer lower interest rates in some cases
- Their ability to add mortgage to existing banking profile and make automatic payments from linked account.
2
Making an offer
with Carter Jonas.
When you see a property you are interested in on our website, call us 24/7 to arrange a viewing. Or if you prefer, get in touch via our website and we will call you back to find a time to view the property that suits you.
Once you’ve found a property you want to buy, it’s time to make an offer. A bit of negotiation is to be expected, however don't offer so little that you end up in a lengthy negotiation process, as you might lose the property altogether if someone else makes a higher bid.
If other offers have been made on a property we aren't legally able to tell you what they are, but we may indicate if they were close to the asking price.
3
Need to sell a property
or thinking of letting?
If you have a property to sell, why not see how we can help you.
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Combined with nearly 170 years of experience and one of the highest customer satisfaction scores in the industry, Carter Jonas is the perfect property partner.
Why not book a free, no obligation valuation of your property and find out how Carter Jonas can help you make your next move.
