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Broomheath, Woodbridge, Suffolk, IP12

Guide price £2,950,000


6 Beds 3 Baths 3 Receptions

REF: IPS200167


  • Rarely available opportunity in the sought-after peninsula of Broomheath
  • 2 reception rooms & & study
  • Open plan kitchen/dining room
  • Substantial conservatory & Specialist wine cellar
  • Utility room & service rooms
  • 6 bedrooms & 3 bath/shower rooms
  • Triple car garaging range with attached workshop
  • Impressive bespoke boathouse/studio annexe
  • Set amidst 1.85 acres of mature professionally laid out gardens & grounds
  • Breeze & summer houses


Enjoying a prominent and elevated setting on the Broomheath peninsula between the Deben Estuary and Martlesham Creek, Kyson Hoo benefits from panoramic southerly views across its gardens, the creek and the surrounding countryside, which is part of a designated Area of Outstanding Natural Beauty. Built in 1935 for the local Notcutt family, Kyson Hoo is offered for sale in the open market for only the second time in its history and represents a rarely available opportunity to purchase one of the few substantial residences on the peninsula. Focused to take full advantage of the south facing views, the property, with its distinctive red brick elevations offers 3,147 sq ft of manageable accommodation, which includes a reception hall, three reception rooms and an open plan kitchen/dining room linking into a spacious conservatory, complete with spiral staircase descending to a custom-built wine cellar. There is a total of six bedrooms and three bath/shower rooms. A range of ground floor service rooms link into a triple car garage, complete with workshops and an inspection pit, which in turn link through to the spectacular custom built boathouse (24 x 32 ft) with its vaulted ceiling and mezzanine floor which offers potential for a variety of studio/annexe/recreational uses. The property benefits from mains gas-fired central heating and has a modern security system. OUTSIDE Professionally planned and landscaped gardens create a wonderful setting for the house and include a variety of fine mature trees, levelled lawns and a secluded and sheltered formal knot garden. There are strategically located breeze house and summer house taking maximum benefit from the southerly views, as well as a sheltered courtyard terrace, ideal for entertaining and alfresco dining. A productive kitchen garden and custom built greenhouse and the twin drives access a parking and turning area to the front of the house. There is a third independent access to the boathouse. In all the property extends to about 1.85 acres. LOCATION Kyson Hoo sits towards the end of a private no through road on the exclusive and sought after Broomheath residential area of Woodbridge, which stands just a few minutes' walk from the picturesque Deben estuary with its riverbank footpath leading back to the town centre. The picturesque riverfront town, with its thriving Thoroughfare and Market Hill, offers a wide choice of local shopping and commercial facilities. There are top performing schools in both the state and private sectors, catering for all age groups and a wide choice of restaurants and pubs, together with a cinema, library and doctors' surgery. From the town's railway station there are connecting services via Ipswich to London's Liverpool Street Station. There are numerous local societies, together with a wide choice of recreational opportunities, including golf courses, tennis, football and rugby clubs and water sport opportunities on the river. The A12, which bypasses Woodbridge, links to Ipswich (8 miles) and beyond to London's M25, Stansted airport (via the A120) as well as Cambridge and the Midlands (via the A14). DISTANCES Riverbank walk to central Woodbridge - 20 minutes' walk Woodbridge thoroughfare - a few minutes' drive Ipswich - 8 miles (London Liverpool Street Station 70 mins approx) DIRECTIONS (IP12 4DN) Travelling from Ipswich and heading north east on the A12 turn off at the roundabout signposted for Woodbridge and continue along Ipswich Road. Pass the Duke of York pub and proceed to the foot of the following hill where the John Grose Garage will be found on the right hand side. Turn right immediately beyond the garage onto Sandy Lane and proceed to the brow of the hill. Turning left onto Broomheath, and continue for approximately half a mile, crossing over the railway bridge and proceed for a further 750 yards where Kyson Hoo will be found on the right hand side before dropping down to Kyson Point itself. SERVICES Mains electricity, drainage and gas are connected to the property. Water can be either from a private borehole or a mains supply as preferred. FIXTURES AND FITTINGS Items regarded as fixtures and fittings, are initially excluded from the sale, although certain items may be available by separate negotiation. Fitted carpets are included. VIEWINGS By appointment with Jackson-Stops.