Summary - Downside, Halesworth Road, Cookley IP19 0LX
6 bed 1 bath Leisure Facility
Large leisure estate with cottages, pool and conversion potential across 52.75 acres..
- Grade II Listed 16th‑century farmhouse, rich period features
- Established leisure income: five holiday cottages, pool, gym, games room
- Total 52.75 acres: 43.16 acres grazing; under-drained and fenced
- Operational Caravan Club pitch with services (water, power, drainage)
- 45 solar panels installed; planning approved for 200 further panels
- EPC F (29); oil boiler heating and private drainage — upgrade costs likely
- Listing restricts alterations; specialist consents will be required
- Sale as whole or two lots; potential conversion costs for outbuildings
A rare 52.75-acre leisure estate in the Blyth Valley, centred on a Grade II Listed 16th‑century farmhouse and five holiday cottages. The property combines established holiday income, extensive outbuildings and grazing land with clear scope for equestrian, glamping or expanded leisure uses. A small operational Caravan Club pitch and existing pool, gym and games room add immediate revenue and visitor appeal.
The farmhouse and barns retain strong period character and generous internal space, but the Grade II listing will restrict alterations and require specialist consent for many works. The main house records only one bathroom against six bedrooms (recorded in data) and has an EPC rating of F (29), with oil-fired central heating and private drainage — factors to budget for when upgrading energy efficiency and guest facilities.
Significant potential sits in the outbuildings and land: extensive barns could be converted to additional holiday accommodation, stables or commercial uses (subject to consents). Forty-five solar panels are in place with an approved planning consent for a further 200 panels, providing both on-site generation and an income stream under a Fixed Income Tariff.
This sale offers flexibility: the estate can be taken as a whole or split into two lots (land separate from the farmstead and cottages). Buyers should allow for listed‑building management, potential conversion costs and historic fabric maintenance, but will find a highly private, well‑situated leisure business within ten miles of the Suffolk Heritage Coast.
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