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Holbrook, Nr Ipswich, Suffolk, IP9

Guide price £950,000

5 Beds 3 Baths 3 Receptions

REF: IPS170094


  • Wealth of historical & period features including much of the old milling equipment
  • Located on the edge of the popular village of Holbrook, easily accessible to the Stour (15 minute walk) & Orwell Estuaries, as well as Ipswich & Manningtree stations
  • Open plan second floor living room
  • 5 bedrooms & 2 bath/shower rooms.
  • Open plan sitting/dining room with a vaulted kitchen
  • Self-contained 1 bedroom annexe flat
  • Brick workshop with potential for conversion to office or holiday let
  • Brick double garage.
  • Delightfully mature streamside ‘secret’ gardens & ample parking
  • In all approximately 1 acre.


An historic Grade II Listed four storey former water mill, with wonderful views, flexible use accommodation, self-contained annexe and a delightful secret streamside garden. Holbrook Mill, with its distinctive weather boarded elevation, is one of the iconic buildings on the Shotley Peninsula. Situated within an AONB, on the edge of the popular village of Holbrook, it is attached to its former Mill House. Grade II Listed, and understood to date from the 1640s or earlier, the original watermill was extended and remodelled over the centuries until milling ceased in 1928, since when it has been a restaurant, before final conversion into a residence. Nevertheless, the rumbling of the mill race can still be heard and observed in the reception hall as it falls down the 12 foot Penstock into the mill room below. Original and preserved equipment from its centuries of milling are found in many of the rooms. The mill room has a wealth of original equipment and tools, including the mill stones and the massive shaft of the former wheel. Other rooms have a variety of preserved hoists and pulleys, even down to a wooden panel where apprentices signed their names and pencil calculations in £/S/D on a wooden fascia in the family bathroom. The mill stream emerges from a tunnel from the mill room and meanders through the neighbouring garden affording glorious views from all rear facing rooms, at the kitchen sink one can sometimes observe kingfishers. The living accommodation includes a 28' x 18' open plan sitting/dining room on the ground floor, which links through to a vaulted fully fitted kitchen, whilst set off the reception hall is a snug library/study. On the first floor there are four bedrooms (the fourth currently used as a study), together with a family bathroom, whilst on the second floor is an impressive 31' x 30' L shaped, open plan living room, with windows on four elevations. There is a fifth bedroom and adjacent shower room, and the living room has the potential to be sub-divided to create separate rooms, such as a bedroom with en suite, if preferred. In all the property extends to some 4,547 sq ft and benefits from an oil-fired central heating system. SELF-CONTAINED ANNEXE FLAT & WORKSHOP Incorporated within Holbrook Mill is a self-contained one-bedroom annexe flat with a sitting room, bedroom, shower room and kitchen. Adjacent is a further detached brick workshop/store which offers potential for a variety of uses including formalization to be an at home office/games room or the creation of a second annexe. GARDENS AND GROUNDS Holbrook Mill enjoys lovely views of the stream emerging from the mill room, winding through the neighbouring garden and to the rising ground beyond. Its own large garden is offset and is planted for all seasons. It is a ''secret' garden in that it is totally private, secluded and tranquil. It abuts a picturesque stream, with a wide central lawn and well stocked borders including numerous Old English roses, shrubs, perennials, and a variety of mature trees including fruit trees. Beyond the borders are several woodland and a streamside walk. The main garden also includes a greenhouse and summer house. There is also a sheltered courtyard garden outside the mill room and annexe flat overlooked from the kitchen. The driveway sweeps to a substantial parking area in front of the substantial detached brick double garage. In all the property extends to about 1 acre. LOCATION Holbrook Mill stands on the edge of the popular and thriving village of Holbrook, one of the most sought after villages in south Suffolk. Although Holbrook Mill fronts onto Church Hill the drive entrance comes off a small adjoining lane. There is an active village community and a good range of local amenities, including a supermarket, post office, modern doctors' surgery and two local pubs, together with a sports centre. In addition to a primary and a high school, Holbrook is home to the acclaimed Royal Hospital School, whilst Ipswich Girls High School is situated in the nearby village of Woolverstone. The Stour and Orwell estuaries, with marinas at Shotley and Woolverstone, together with the nearby Alton Water Reservoir, provide a wide variety of water sport opportunities and the county town of Ipswich is just 6 miles to the north offering a full range of shopping, commercial and recreational facilities. Holbrook Bay, on the Stour Estuary, is a 15 minute walk. The region's main road (A14 and A12) network is easily accessible and links to the east coast ports, as well as Cambridge, The Midlands and London's M25 and main line rail services run regularly from Ipswich and Manningtree (both 6 miles equidistant) to London's Liverpool Street Station in about 65 and 55 minutes respectively. DISTANCES Ipswich - 6 miles Manningtree - 6 miles (London's Liverpool Street Station 55 minutes) A14/A12 - 3 miles DIRECTIONS (IP9 2QN) From Ipswich travel in a southerly direction on the B1456 signed to Shotley. Pass under the Orwell Bridge and along the river bank, climb the hill and proceed through Freston. Turn right where signed to Holbrook, continue into the village, proceed beyond The Compasses public house and down the hill towards the edge of the village. Before reaching the bottom of the hill turn left signed to Back Hill, where the entrance to the driveway is immediately on the right. If approaching from The Royal Hospital School, continue beyond Holbrook Mill and then turn right signed to Back Hill SERVICES Mains electricity and water are connected to the property. Recently installed modern mini treatment private drainage system. Fast broadband (68mbs) currently connected. FIXTURES AND FITTINGS Items regarded as fixtures and fittings, including carpets and curtains, are initially excluded from the sale, although certain items may be available by separate negotiation together with certain items of furniture. VIEWINGS By appointment with Jackson-Stops.