Summary - Downside, Halesworth Road, Cookley IP19 0LX
1 bed 1 bath Detached
Secluded working smallholding with holiday lets and wide development potential.
Grade II listed 16th‑century farmhouse with strong period character
A rare leisure‑business smallholding in the Blyth Valley: a Grade II listed 16th‑century farmhouse with five holiday cottages, extensive outbuildings, indoor pool and gym, all set within about 52.75 acres of pasture and paddocks. The estate combines immediate income from holiday lets and a working grazing enterprise with clear scope for expansion — equestrian, glamping, events or further accommodation conversions. Forty‑five solar panels already provide a fixed income and planning is approved for a further 200 panels.
The main house is characterful and substantial (circa 2,999 sq ft) with period features, large reception rooms and long rural views from the first floor. The converted barns provide a ready‑made holiday portfolio capable of producing trading receipts, while numerous agricultural buildings offer storage, workspace or conversion potential (subject to listed‑building and planning restrictions).
Important practical points are stated plainly: the farmhouse is Grade II listed and that status will cause additional constraints, costs and administrative requirements for alterations or conversions. The property has an EPC of F(29), oil‑fired heating, double glazing installed before 2002 and cavity walls assumed without insulation — improvements will be needed to raise energy performance. The site is remote, approached along a private drive; broadband is fast but mobile signal is average.
This is a specialist holding suited to purchasers seeking an operational leisure business, equestrian smallholding or a countryside estate with development potential. Buyers should allow for listed‑building consenting, listed‑property maintenance and energy‑efficiency upgrades when budgeting. Sale offered as whole or in up to two lots, giving flexibility for agricultural or residential buyers.
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