Summary -
Annexe,Bunkers Hill Farm,Bunkers Hill,Bramfield,IP19 9AF
IP19 9AF
6 bed 4 bath Detached
Secluded rural estate with proven holiday income and extensive outbuildings.
Six-bedroom Grade II listed farmhouse across three floors
Approximately 9.77 acres: private, secluded, no near neighbours
Established luxury self-catering business with cottages, huts, yurts
1,500 sq ft outbuildings plus CL caravan site and cart lodge studio
Large plot offers diversification or conversion potential for income
Listed status restricts changes and will complicate major works
Solid brick walls likely uninsulated; requires energy-efficiency work
Very slow broadband, oil heating; council tax flagged as expensive
A rare Grade II listed farmhouse arranged over three floors, this property combines generous family accommodation with an established luxury self-catering business. The principal house offers six bedrooms, two reception rooms and a character-rich kitchen, while the grounds include two high-spec holiday cottages, three shepherd huts, two yurts and ancillary buildings. The setting is private and secluded within just under ten acres, with no near neighbours and easy access to Darsham station and nearby Halesworth.
The estate includes a 1,500 sq ft cluster of outbuildings used as a games room and workshop, a CL caravan site and a detached three-bay cart lodge with first-floor studio and two shower rooms — offering multiple income streams or conversion potential. The holiday units are finished to a high standard with fitted amenities and log burners, appealing to guests seeking rural escapes close to the Heritage Coast and RSPB Minsmere.
There are important practical considerations: the house is listed, which will restrict alterations and may complicate maintenance and modernisation. Walls are solid brick (assumed uninsulated) and the property relies on oil-fired boiler heating. Broadband speeds are very slow, and council tax is noted as expensive. These factors should be weighed against the strong site, sizeable plot and existing turnover potential from the self-catering business.
This is well suited to a buyer seeking a family home with diversified holiday income, or an investor looking for an operational rural leisure offering. The balance of period charm, extensive land and multiple outbuildings creates clear opportunities for sensitive enhancement and income growth, subject to listed-building constraints and investment in services and insulation.
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